b

PLANNING APPLICATIONS COMMITTEE

Date and Time: Tuesday 27 November 2012 7.00 pm

Venue : Room 8, Lambeth Town Hall, Brixton Hill, SW2 1RW

Contact for enquiries: Website: Nigel Harvey www.lambeth.gov.uk/committee Democratic Services Officer Tel/Voicemail: 020 7926 3136 Lambeth Council – Democracy Live Fax: 020 7926 2361 on Facebook Email: [email protected] http://www.facebook.com/

Governance and Democracy @LBLdemocracy on Twitter Lambeth Town Hall, Brixton Hill, http://twitter.com/LBLdemocracy London, SW2 1RW To tweet about Council agendas, minutes or meetings use #Lambeth Despatched: Friday 16 November 2012

COMMITTEE MEMBERS: Councillors BRADLEY, BRATHWAITE, EDBROOKE, LING (Vice-Chair), MEMERY, MORRIS (Chair) and PALMER

SUBSTITUTE MEMBERS: Councillors AMINU, CLYNE, GIESS, HASELDEN, MALLEY, NOSEGBE, PICKARD, Vacancy and J.WHELAN

AGENDA

PLEASE NOTE THAT THE ORDER OF THE AGENDA MAY BE CHANGED AT THE MEETING

Page Nos. 1. Declaration of Pecuniary Interests

Under Standing Order 4.4, where any councillor has a Disclosable Pecuniary Interest (as defined in the Members’ Code of Conduct (para. 4)) in any matter to be considered at a meeting of the Council, a committee, sub-committee or joint committee, they must withdraw from the meeting room during the whole of the consideration of that matter and must not participate in any vote on that matter unless a dispensation has been obtained from the Monitoring Officer.

2. Minutes 1 - 12

To agree minutes of the meeting held on 6 November 2012.

Town & Country Planning Act (1990), The Planning & Compensations Act (1991), The Town & Country Planning (Control of Advertisement) Regulations (1992), The Planning (Listed Buildings and Conservation Areas) Act (1990), The Town & Country Planning General Regulations (1990), The Rush Common Act 1806 and related legislation: Applications

For information on documents used in the preparation of the reports contact the Planning Advice Desk, Tel: 020 7926 1180.

3. 7 Station Rise, :London, SE27 9BW (Thurlow Park Ward) 13 - 22 (12/03632/FUL)

Recommendation: Grant planning permission subject to conditions

4. 9-19 Streatham High Road, London SW16 1BF (Streatham Wells 23 - 70 Ward) (12/00007/FUL & 12/00008/CON)

Recommendations:

12/00007/FUL

Grant conditional planning permission subject to completion of a Section 106 Agreement.

12/00008/CON

Grant Conservation Area Consent

5. Julian's Primary School, 226 Leigham Court Road, London 71 - 100 SW16 2RB (Streatham Wells Ward) (12/03039/FUL)

Recommendation: Grant Planning Permission

6. 26 Lower Marsh, London, SE1 7RJ (Bishop's Ward) 101 - 112

Recommendation: Grant planning permission subject to conditions.

7. Land at St George Wharf, Vauxhall, L ondon SW8 (Oval Ward) 113 - 126 (12/03485/VOC)

Recommendation: Grant planning permission.

8. 8 Albert Embankment, SE1 (Prince's Ward) (10/04473/FUL) 127 - 146

Recommendation: To grant the Head of Development Management delegated power to negotiate and agree a Section 106 agreement in accordance with the heads of terms set out in the report to this committee on 13 December 2011 and to submit draft conditions as outlined in this committee report. Such power is only to be exercised if the Planning Inspector upholds the appeal.

9. 42 Baldry Gardens, London, SW16 3DJ (Streatham South Ward) 147 - 156 (12/02234/FUL)

Recommendation: Grant planning permission

10. Albemarle House, Stockwell Park Road, Lo ndon SW9 0XT 157 - 184 (Ferndale Ward) (12/03365/REM)

Recommendation: Approve reserved matters.

PUBLIC INFORMATION QR CODES (for use with smart mobile phones)

Dates of future meetings, the agenda management timetable and details of past meetings can be found on the Council’s website, if you are viewing this online http://tinyurl.com/pacdates

Access Information: • Lambeth Town Hall is on the corner of Acre Lane and Brixton Hill, 200 metres south of Brixton tube station (Victoria Line) – turn left on leaving the station and look for the clock tower. • If you are viewing this online, http://tinyurl.com/lambethtownhallmap

Facilities for disabled people:

Access for people with mobility difficulties, please ring the bell (marked with the disabled access symbol) on the right-hand side of the Acre Lane entrance.

Sound enhancement system available in meeting room. Please contact the officer shown on the front page of this agenda to discuss your needs. .

Adapted toilets on the premises.

Meeting papers are available in large print and other formats on request.

For further assistance please contact the officer listed on the front page Audio/Visual Recor ding of meetings

Everyone is welcome to record meetings of the Council and its Committees using whatever, non-disruptive, methods you think are suitable. If you have any questions about this please contact Democratic Services (members of the press please contact the Press Office). Please note that the Chair of the meeting has the discretion to halt any recording for a number of reasons including disruption caused by the filming or the nature of the business being conducted.

Anyone filming a meeting is asked to only focus on those actively participating but please also be aware that you may be filmed whilst attending a council meeting and that attendance at the meeting signifies your agreement to this.

Persons making recordings are requested not to put undue restrictions on

the material produced so that it can be reused and edited by all local people and organisations on a non-commercial basis.

Queries on reports: Please contact report authors prior to the meeting if you have questions on the reports or wish to inspect the background documents used. The name, email address and telephone number of the report author is shown on the front page of each report.

Other enquiries: Please contact the officer shown on the front page to obtain any other information concerning the agenda or meeting.

Accessing Agendas, Reports and Minutes All public committee papers are available for inspection at Lambeth libraries, and also on the internet from the day of publication in the following manner which you can access by logging onto www.lambeth.gov.uk/committee

Or

• Log on to www.lambeth.gov.uk • Click on Council and Democracy in the menu on the left hand side • Then click on the third main item in the body of the page– Committee reports, minutes and agendas, and then Council meetings and decisions pages . Click on the relevant committee in the list and then the meeting you require.

If you are unable to locate the document you require, please contact the officer shown on the front page above.

Representation:

Ward Councillors (details via the website www.lambeth.gov.uk or phone 020 7926 2131) may be contacted at their surgeries or through Party Group offices to represent your views to the Council: (Liberal Democrats 020 7926 2028) (Conservatives 020 7926 2213) (Labour 020 7926 1166).

PLANNING APPLICATIONS COMMITTEE (PAC)

YOUR QUESTIONS ANSWERED

1 Who sits on the PAC?

The Council has established a Planning Applications Committees, which consists of seven Councillors (elected members).

2 Where and when do PAC meetings take place?

Meetings are usually held in Room 8 at Lambeth Town Hall, Brixton Hill, SW2 1RW. They normally meet on a Tuesday evening .and are held 1 or 2 times a month and are listed on the Council’s calendar of meetings at: http://www.lambeth.gov.uk/moderngov/mgCalendarMonthView.asp?GL= 1&bcr=1

3 Can I attend PAC meetings?

Yes. All PAC meetings are open to the press and public although on rare occasions the Committee may discuss a matter in private.

4 How can I get a copy of any reports to be considered by PAC?

The officer reports on applications to be considered are circulated to PAC Members and published on the Council’s website a week before the meeting. Papers for meetings can be viewed at: http://www.lambeth.gov.uk/moderngov/uuCoverPage.asp?bcr=1 . Hard copies are also available from Democratic Services at the meeting.

5 Can I make written representations to the PAC meeting?

Yes. Written representations, including any letters, petitions or photos should be: • Sent to the relevant case officer listed on the front page of the officer report preferably by email. • Sent by 12 noon 2 clear working days before the meeting.

The meetings are normally on a Tuesday, so the deadline would be 12 noon by the Thursday before the meeting.

6 Can I speak at PAC meetings?

Yes. Up to three supporters (including applicants), three objectors and Ward Members can address the meeting at the Committee’s discretion for a maximum of 3 minutes each.

You must register your wish to speak on any application by telephoning Democratic Services on 020 7926 2170 or emailing [email protected] by 12 noon on the last working day before the meeting

7 Does the PAC consider applications in the order listed on the agenda?

Not necessarily. The order of business is determined at the meeting taking into consideration: (a) Whether an application has been withdrawn or officers are recommending deferral

(b) Whether an application has been deferred from a previous meeting or has been the subject of a site visit.

(c) The level of interest on an application.

(d) Whether applicants/supporters/objectors/Ward Members have any special requirements

8 What is the process for considering an application at the meeting?

Officers will introduce each application with a brief Powerpoint presentation which will usually include drawings and photographs of the application site. The Committee will then hear from and question all interested parties. The merits of the application are considered taking into account the views of the interested parties and planning officers before the committee reaches a decision.

9 What time does the meeting come to an end?

The meeting will be conducted in a business like fashion and the Committee will endeavour to deal with reports as quickly as possible.

However if there is a lot of outstanding business at 9.00 pm the Chair will advise the meeting if and how the timetable for the meeting has to be revised, in order to deal with remaining business and finish the meeting at 10.00 pm. At 10.00 pm the meeting will decide which business can be completed by 10.45 pm and any business not reached by that time will be deferred to the next meeting.

10 What are site visits?

Site visits are arranged by Planning Officers to allow the Committee and Ward Members to view the site and its surroundings and to seek clarification. However, the merits of the application are not discussed.

11 When do site visits take place?

Site visits usually take place on the Saturday morning immediately preceding the committee at which the application is to be considered. If you have already made written representations to the Planning Service about the application, you will be notified of the date and time of the site visit. The site visit is a good opportunity for any interested parties to explain the impact of the development.

12 If I am unable to attend the PAC meeting, how can I find out the decision?

You can find out the decision by contacting Democratic Services the day after the meeting. The minutes from the meeting will also be available on the Council’s website 5 clear working days after the meeting. Planning officers will send the applicant and any interested parties who have made written representations formal notification of the Committee decision.

13 Where can I get further information or advice?

If you would like further information or advice, please contact: (a) Town Planning Advice Desk: Tel: 020 7926 1180, Email: [email protected] (b) Town Planning Webpage: http://www.lambeth.gov.uk/Services/HousingPlanning/Planning/ (c) Democratic Services: Tel: 020 7926 2170, Email: [email protected]

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Page 11 Minute Item 5 Page 12 Page 13 Agenda Item 3

Page 14

Site address 7 Station Rise, SE27 9BW

Ward Thurlow Park

Proposal Retention of 3 raised seating shelters within the existing garden area.

Application type Planning Permission

Application ref (s) 12/03632/FUL

Validation d ate 02 October 2012

Case officer details Name: Ms Ruth Croll Tel: 020 7926 1244 Email: [email protected]

Applicant Mr Simon Clarke

Agent Mr David Cook

Considerations /constraints District Centre Boundary

Approved plan s OS Map, 01TRT/88, 01TRT/8A, 01TRT/BB, 01TRT/GPV, D and A Statement

Recommendation (s) Grant planning permission subject to conditions.

Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 12/11/2012 13/11/2012 N/A

Page 15

Consultation

Department (s) or Organisation (s) Consulted ? (y/n) Date r esponse Comments received summarised in report? (y/n) Internal Highways & Transport Y 11 October 2012 Y Noise & Pollution Y 23 October 2012 Y

External Dulwich Society/Dulwich Res Assoc Y

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

Page 16

1 Summary of Main Issues

1.1 The main issues involved in this application are:

• Impact on residential amenity

2 Site Description

2.1 The application site is a public house situated on the north side of Station Rise. The public house benefits from a large rear amenity space of approximately 586sq.m

2.2 To the north of the application site are the rear gardens of properties on Thurlow Park Road. To the south of the application site is Tulse Hill Station and the associated railway. To the west of the application is Redpath House, a property providing 14 self-contained units. The application site is not located within Conservation Area

3 Planning History

3.1 24 October 2003 – 03/02335/FUL – Planning application for the retention of timber decking in the rear amenity space. This application was granted consent.

4 Proposal

4.1 Planning permission is sought for the retention of 3 raised seating shelters (timber booths) within the existing garden area.

4.2 Booth A – has maximum width 3.7m, maximum depth 3.2m and a maximum height of 3.8m. The rear elevation has an opaque glazed area of approximately 1.75m 2.

4.3 Booth B – has maximum width 2.4m, maximum depth 2.5m and a maximum height of 3.8m. The rear elevation has a triangular shaped open area of approximately 0.20m 2.

4.4 Booth C – has maximum width 2.4m, maximum depth 3.5m and a maximum height of 4.2m.

5 Consultations and Responses

5.1 All properties at the following neighbouring addresses (including sub-addresses) have been consulted (61 in total):

• 2-10 (even) Thurlow Park Road 347-357 (odd) Thurlow Park Road • 5-7 (odd) Station Rise 6 and 10 Station Rise

5.2 A site notice was displayed on 11 October 2012.

Internal consultation

Page 17

5.3 The Council’s Highways and Transportation officer stated that it was not expected that the proposal would have any significant impact on the safety or operation of the surrounding highway network therefore no objection is raised.

5.4 The Council’s Noise and Pollution officer stated that after examining the proposal there was no objection to the scheme.

External consultation

5.5 No external bodies were consulted regarding this application.

5.6 2 letters of objection have been received following the consultation process. No letters of support have been received.

No. of Letters No. of Objections No. in support Comments sent 61 2 0 0

Objections: Council’s Response:

• The public house currently • It is noted that the public house benefits causes noise and disturbance from a large rear amenity space, which is to neighbouring residential open to its patrons during its licensed occupants late into the night. hours.

• The construction of these three • It is considered that any issues relating to raised seating areas has noise pollution should be and are dealt already and will continue to with by Regulatory Services using Section significantly contribute to the 82 of Environmental Protection Act 1990. noise problem.

• Since the construction of the • The application does not seek permission raised seating areas in May to operate from or change the use of the 2011, there has been a application site; it is therefore not possible noticeable increase in noise to use the application to impose conditions disturbance. relating to the hours of operation.

• It has been stated that the rear amenity space can accommodate a large number of people and already provides covered and un-covered seating; it is not considered that the provision of the seating as described in the application would increase the use of the external space.

Page 18

• The size of these outside • The booths have a maximum height of seating areas is intrusive. They 4.2m this is the height to the ridge of the are in excess of 5 meters tall roof taking into consideration the 0.6 - covered in lights and their 0.8m stilts. The only lighting noted on the general design is an eye sore. booths during the site visit was a string of They have been built on stilts fairy lights. It was also noted that the giving unlimited views into booths were screened from the railway neighbouring residential line and neighbouring residential amenity properties. space by existing fencing and mature trees. It is not considered that the booths would have a detrimental impact on the privacy of occupiers of neighbouring residential properties.

5.11 Councillor Ann Kingsbury asked that the application be called into the Planning Applications Committee.

6 Planning Policy Considerations

National Guidance

6.1 Central Government guidance is contained in the National Planning Policy Framework (NPPF), which was published on the 27 th March 2012. This sets out the current Government’s planning policies for England and consolidates all national policy documents, circulars and guidance into one document, setting out the government's economic, environmental and social planning policies for England.

The NPPF must now be taken into account in the preparation of local and neighbourhood plans and is a material consideration in planning decisions.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan (July 2011), the Lambeth Core Strategy (adopted 19 January 2011), and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’. Material considerations include national planning policy statements and planning policy guidance.

6.2 The London Plan 2011

6.3 The London Plan was published in July 2011 and replaces the previous versions which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.4 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the

Page 19

development of the capital over the next 20-25 years. It forms part of the development plan for Greater London. All Borough plan policies are required to be in general conformity with the London Plan policies

6.5 The key policies of the plan considered relevant in this case are:

• Policy 7.15 – Reducing Noise and Enhancing Soundscapes

6.6 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

6.7 The following policies are considered to be of relevance to the assessment of this application:

• Policy 7 Protection of Residential Amenity.

7 Land Use and Principle of Development

7.1 The application site is currently in use as a public house (use class A4). The application does not seek to change the use consequently there are no land use issues.

8 Amenity

8.1 Saved Policy 7 of the UDP states that the right of people to the quiet enjoyment of their homes will be respected. The scheme introduces 3 raised and covered seating benches to an existing outdoor amenity space associated with the operation of a public house.

8.2 The plan indicates that 2 of the 3 raised seating shelters (booths B and C) are located close to the eastern boundary of the site which is adjacent to the railway lines. The remaining shelter (booth A) is located close to the north west boundary which is adjacent to the rear amenity spaces associated with 2 and 4 Thurlow Park Road and 351 and 357 Norwood Road. It should be noted that the rear of the booth is sited approximately 25m from the rear building lines of the Thurlow Park Road properties and approximately 13m from the rear building line of 351 Norwood Road.

8.3 It was observed on the site visit that the existing amenity space to the rear of the public house provides a covered deck area with tables and chairs as well as benches and tables placed out in the amenity space.

8.4 The 3 raised seating shelters do not overshadow or physically encroach on any neighbouring rear amenity space. They are not considered obtrusive and any visual impact is mitigated through screening by the existing trees.

8.5 Taking the above into account it is considered that the introduction of the 3 seating shelters is not contrary to saved Policy 7 of the adopted UDP (2007).

8.6 Noise

Page 20

8.7 As previously noted the public house benefits from a large rear amenity space that is already used by patrons. The amenity space, including the covered patio area, is furnished with ‘A’ frame tables and benches and recreational activities, for example, pool table and table football is also available for the use by patrons.

8.8 The 3 seating booths are enclosed on 3 sides and it is therefore not considered that the use of the booths would increase noise levels to unacceptable levels. Indeed, it is noted that Regulatory Services (Noise) officers did not raise any objections when consulted on the application

8.9 The responses to the consultation from neighbours is noted; and although it is acknowledged that there may be noise pollution issues relating to the site, it is considered that they should be remedied through the relevant licensing and noise pollution legislation.

8.10 In view of the above, the proposal is not considered to conflict with saved Policy 7 of the adopted UDP (2007).

9 Design

9.1 The design of the 3 booths is considered appropriate for the site and proportionate to the rear amenity space.

10 Traffic and Parking

10.1 The Council’s Transportation and Highway officer raised no objections to the proposal.

11 Other Matters

11.1 The issue relating to overlooking has been raised by objectors due to the booths be raised from the natural ground level. The booths are raised from the natural ground level between 0.6 – 0.8m.

12 Co nclusion

12.1 In conclusion the proposal is acceptable in land use terms as it has been satisfactorily demonstrated to the Local Planning Authority that introduction of the 3 covered seating booths does not unacceptably intensify the use of the rear amenity space or unacceptably increase the noise emanating from the area. The scheme is therefore complaint to saved Policy 7 of the Council’s adopted UDP (2007)

13 Recommendation

13.1 Grant conditional planning permission

14 Summary of the Reasons

Page 21

14.1 In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant:

14.2 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’):

Saved Policy 7: - Protection of residential amenity.

15 Informatives

15.1 This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

15.2 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

______

Page 22

This page is intentionally left blank Page 23 Agenda Item 4

Page 24

Site address 9-19 Streatham High Road, SW16 1BF

Ward Streatham Wells

Proposal Change of use and partial demolition including refurbishment and extension of the existing part 2 part 7 storey building to create a part 6 and part 7 storey building to provide a 105 room hotel with associated services (bar/dining and kitchen facilities), 53 serviced apartments and ground floor retail/restaurant use (A1/A3 use class) with associated parking (25 spaces) and servicing.

(Town Planning and Conservation Area Consent).

Application type Full Planning Application Conservation Area Consent

Application ref(s) 12/00007/FUL & 12/00008/CON

Validation date 3rd February 2012

Case officer details Name: Robert O’Sullivan Tel: 020 7926 1427 Email: [email protected]

Applicant Mosser Ltd, c/o Crown Properties (GB) Ltd

Agent MDR Associates Ltd 9 Holyrood Street London, SE1 2EL

Considerations/constraints Streatham High Road Streatham Hill Conservation Area (CA54) Major Centre Boundary Archaeological Priority Area

Approved plans D-001, D-002, D-003, D-009, D-013, NWH6_FL0G_FRN, NWH6_FL01_FRN, NWH6_FL02_FRN, NWH6_FL03_FRN, NWH6_FL04_FRN, NWH6_FL05_FRN, NWH6_FL06_FRN,

D-004 Rev D, D-005 Rev B, D-006 Rev B, D-007 Rev A, D-008 Rev A, D-010, D-011, D-012, D-014, D-015, D-016

Figure 3.1a and Figure 3.1b (received 23 May 2012)

Energy Statement (Hyder Consulting), Noise Assessment (Hyder Consulting), Daylight and Overshadowing Study (Hyder Consulting), Transport Assessment (Hyder Consulting), Travel Plan (Hyder Consulting – dated 11th May 2012), BREEAM Construction Sustainability

Page 25

Statement (Hyder Consulting), Planning Statements (Stiles Harold Williams dated May 2012 and 25 July 2012) and Design and Access Statement (MDR Associates).

Recommendation(s) Grant conditional planning permission subject to completion of a Section 106 Agreement.

Grant Conservation Area Consent

Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 07.11.2012 08.11.2012 5.13

Page 26

Consultation

Department(s) or Organisation(s) Consulted? Date Comments (y/n) response summarised received in report? (y/n) Internal Highways & Transport Y 12.04.2012 Y Noise & Pollution Y 20.03.2012 Y Conservation & Design Y 07.06.2012 Y Planning Policy Y 22.02.2012 Y Streetcare Y 17.04.2012 Y Crime Prevention Unit Y 16.03.2012 Y Streatham Town Centre Manager Y 10.07.2012 Y Implementation Team Y 29.06.2012 Y Employment, Learning and Skills Y 16.10.2012 Y Lambeth CCTV Development Manager Y 30.10.2012 Y

External English Heritage (Archaeology) Y 03.04.2012 Y Thames Water Y 25.10.2012 Y Transport for London Y 27.09.2012 Y London Transport Buses Y N Households Y Multiple dates Y

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

Page 27

1.0 Summary of Main Issues

1.1 The main issues pertaining to this application are:

• The acceptability of the scheme in terms of the proposed change of use from employment floorspace (Class B1) and retail (Class A1) to a mixed use development comprising hotel/serviced apartments (Class C1) and retail/restaurant (Class A1/A3); • The acceptability of the part demolition of the existing building; • The impact of the development upon the character, appearance and setting of the host building, surrounding townscape, the Streatham High Road Streatham Hill Conservation Area, and the adjoining Grade II listed building; • The highways and parking implications of the proposal; • Potential impact on the residential amenity of neighbouring properties; • Sustainability and renewable energy issues; • Whether the development would incorporate sufficient measures to reduce the opportunity for crime; • Waste storage and collection; and • Planning obligations/CIL.

2.0 Site Description

2.1 The 0.39ha application site is located on the east side of Streatham High Road within the Streatham Wells ward. Norwich House, the subject of the application, is a large seven storey office block built between 1963-65. Norwich House is one of the few office blocks built along Streatham High Road and is typical of that period. This rectangular building is clad in grey roughcast prefabricated panels. The building has an east-west orientation which stretches back from the High Road, presenting its flank wall to the street. In addition, the Streatham High Road frontage also contains two storey wings to both the north and south of the seven storey central element.

2.2 The existing Norwich House building consists of Class A1 retail use (413m2) on the ground floor of the two storey wings to the Streatham High Road frontage with the remaining floorspace (6,323m 2) comprising vacant office space (Class B1) . The retail provision comprises of four separate retail units all of which have an active frontage onto Streatham High Road.

2.3 To the rear of the site there is an 8 storey residential building (Cromer Court, 9A Streatham High Road) containing 15 residential units. This building is physically linked to Norwich House with the exception of a ground floor level undercroft, which facilitates access to 14 parking garages for the residential units and a rear service yard and parking area for the office building and retail units. The 8 storey residential building (Cromer Court) does not form part of the application submission.

2.4 There is a range of retail, commercial, leisure and other town centre uses within close proximity to the application site. The site is flanked by a Grade II listed former cinema to the north, which is now in use for leisure (Class D2 -

Page 28

gymnasium) and residential purposes (Class C3). There is a part 3 part 4 storey building to the south with ground floor retail and residential units on the upper floors. To the south-east, east and north-east the site is bordered by residential properties, including Nos. 1-14 Chalcot Mews, 14-19 Woodland Mews and 1-28 Dorchester Court. To the west there are ground floor commercial units with residential or ancillary commercial uses on the upper floors.

2.5 Both pedestrian and vehicular access to the site is from Streatham High Road. The site has excellent access to public transport, with a public transport accessibility level (PTAL) of 6a. Streatham Hill Rail Station is located approximately 175m to the north of the site and several bus routes are accessible in close proximity to the site frontage on Streatham High Road. The site and surrounding streets are currently not included within a Controlled Parking Zone (CPZ) although there are parking restrictions on Streatham High Road (A23), which is designated as a Transport for London red route.

2.6 The site is located within a Major Town Centre – Edge Area. It is also located within the Streatham Hill and Streatham High Road Conservation Area and falls within the setting of a Grade II Listed Building (the former ABC cinema). The conservation area statement states that Norwich House makes a neutral contribution to the conservation area and that the two storey wings on either side of the seven storey office block are under scaled.

3.0 Planning History

3.1 WA/1149/9/TP – Planning permission GRANTED on 19/04/1962 for ‘The erection of a 7 storey block of offices and 15 flats, with frontage block of shops on the ground floor of the site of Nos. 9-11 Streatham High Road’.

Relevant adjoining sites 3.2 01/01520/FUL – Planning permission GRANTED on 02/10/2003 for ‘Retention of existing facade and entrance foyers, demolition and rebuilding of the rear with an 8 storey building containing restaurant/bar (A3), leisure centre (D2) at lower and upper ground floors and 62 self contained flats’ to adjoining property at ABC Cinema, 7 Streatham High Road.

4.0 Proposal

4.1 Planning permission is sought for redevelopment of the site through change of use and partial demolition including refurbishment and extension of the existing part 2 part 7 storey building (Norwich House) to create a part 6 and part 7 storey building to provide a 105 room hotel with associated services (bar/dining and kitchen facilities), 53 serviced apartments and ground floor retail/restaurant use (A1/A3 use class) with associated parking (25 spaces) and servicing.

4.2 Conservation Area Consent is sought for the demolition of the two storey north wing, which presents a 11.2m wide frontage onto Streatham High Road. A replacement six storey extension would be constructed with a much reduced width of 4.2m. This would result in an increased separation gap of 7.0m with the adjoining Grade II listed former ABC cinema building to the north. The two storey southern wing would be refurbished and extended in height to six

Page 29

storeys.

4.3 The proposal would reconfigure the retail provision at ground floor from 4 no. Class A1 retail units (413 m 2 in total) to a single unit of 405m2. This would have a flexible use for retail (Class A1) or cafe/restaurant (Class A3) purposes. Active frontages to Streatham High Road would also be provided in the form of a hotel lobby and an ancillary cafe/bar.

4.4 The proposed extensions and internal re-configuration would facilitate a provision of 7,501m 2 of floorspace for hotel/serviced apartment use (Class C1). This is an increase of 1,178m 2 when compared with the existing 6,323m 2 of vacant Class B1 office floorspace. The proposal would provide 105 hotel rooms, all of which would be doubles. In addition, 53 serviced apartments would be provided, of which 30 would be one bed apartments and 23 would be ‘deluxe’ two bed apartments.

4.5 The design approach is contemporary in nature. The proposed Streatham High Road frontage and the two six-storey wings would be re-clad in glass fibre concrete panels of terracotta colouring in matt and sand-blasted finish. The proposal incorporates bays, balconies and balconettes to the Streatham High Road frontage in order to provide a subtle modelling to the facade. It is proposed that the rear element of the building projecting into the site would be finished in white render. The windows would be double glazed powder coated metal frames.

4.6 Pedestrian access to the hotel/serviced apartments and commercial unit would be provided from Streatham High Road. The site would retain the existing off- street internal service area to the rear of the building. This would be accessed from the existing service road adjoining the northern boundary of the site. Parking would be provided for 25 vehicles, inclusive of 3 parking bays for disabled users. It is proposed that all servicing and deliveries would be carried out on-site.

4.7 Cycle parking for 38 cycles would be provided within the rear service yard. This would be inclusive of a communal bike share scheme for users of the serviced apartments, which would include provision of 10 cycles.

4.8 The proposal provides level entry access points for the serviced apartments and hotel from Streatham High Road. Six (11%) of the serviced apartments would be adaptable/accessible for disabled users. Ten (10%) of the hotel rooms would be made accessible for disabled users.

4.9 The proposal seeks to meet the required BREEAM commercial rating ‘Very Good’.

5.0 Consultations and Responses

5.1 Consultation letters were sent to 202 adjacent addresses in Streatham High Road, Chalcot Mews, Dorchester Court, Cromer Court and Woodland Mews.

5.2 Site notices were displayed in the vicinity of the site on the 9th March 2012 and a

Page 30

Press Notice was published in the Weekender Press on 9th March 2012.

Internal consultation 5.3 The Council’s Policy officer has set out the policy considerations and the requirement for detailed marketing evidence to be submitted to justify the loss of employment floorspace.

5.4 The Council’s Conservation and Design officer raises no in principle objection subject to the submission of further details of finishing materials for approval by way of planning condition. Much of the success of the scheme will rely heavily on the quality of materials and detailing, which can be controlled by condition.

5.5 The Council’s Highways and Transportation officer has advised that the proposed development is acceptable in policy terms. A detailed assessment of the scheme is contained in the traffic and parking section of the report. In the event of approval further measures to mitigate transport and highway impacts including the provision of cycle storage, a servicing and delivery management plan and a revised travel plan (to include a coach management plan) could be secured by condition.

5.6 The Council’s Regulatory Services (Noise and Pollution) team supports the proposal subject to conditions to safeguard residential amenity from noise that may arise from air conditioning units, condensers and other plant equipment.

5.7 The Council’s Crime Prevention Design Advisor has no in principle objections subject to conditions. The CPDA has also recommended that the Council’s CCTV team be consulted regarding potentially securing improvements to CCTV provision within the surrounding area as part of the development proposal.

5.8 The Council’s CCTV Team has advised that the change of use has the potential to attract a larger number of customers to the area. The change of use at ground floor to a premises linked to an alcohol licence has the potential to generate anti-social behaviour. Improvements to CCTV would be supported. Officers consider this could be sufficiently addressed through a planning condition requiring details of on-site CCTV provision, including to the Streatham High Road frontage.

This is further discussed in Section 7.7 of this report.

5.9 The Council’s Streetcare Team has provided comments relating to access arrangement for on-site collection of waste. Provision has been made for recycling and refuse storage and collection to the rear of the site.

5.10 The Streatham Town Centre Manager supports the application and advises that the regeneration and inward investment opportunities would be beneficial to Streatham Town Centre. Comments received advise that the new hotel has the potential to increase footfall, create employment, enrich the visitor offer and ultimately increase the economic vibrancy of Streatham Town Centre.

Page 31

5.11 The Council’s Employment and Skills Manager has recommended that employment opportunities should be secured during construction and post- construction by way of a s106 planning obligation.

5.12 The Implementation team has advised on the s106 requirements as reported within Section 7.8 of this report.

5.13 The Council’s legal officer has been consulted and comments have been incorporated into this report.

External consultation

5.14 Transport for London has raised no objections following amendments to the proposal and clarification of arrangements for coach drop-off/collection and parking to be secured as part of any future planning approval.

5.15 English Heritage (Archaeology) has raised no objection due to the limited nature of the demolition works. It is recommended that any requirement for pre or post-determination archaeological assessment/evaluation can therefore be waived.

5.16 13 letters of response were received from local residents following the consultation process. This includes 8 letters of objection and 5 letter of support. The objections raised and officers’ response to them, are set out in the table below.

No. of Letters No. of Objections No. in support Comments sent 202 8 5 0

Objections: Co uncil’s Response:

Potential for increased The proposed land uses are considered to be noise disturbance and appropriate for the site’s location with Streatham Town reduced level of security to Centre. Officers are satisfied that potential noise adjoining residential disturbance and/or reduced security arising from the occupiers resulting from proposed uses could be adequately mitigated through proposed hotel/serviced the use of appropriately worded conditions, thereby apartment use. safeguarding as far as practicable the amenity of adjoining residential occupiers.

A detailed officer assessment of this noise issue is contained within Section 7.3 of this report. An assessment of security and potential crime/anti-social behaviour generation is detailed in Section 7.7 of this report.

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Objection to the extensions The scale, massing and height of the proposed to the two-storey wings, extensions to the frontage two-storey wings are which would appear over- considered acceptable and an appropriate response to dominant and fail to the underscaled nature of the wings as detailed in the preserve or enhance the Conservation Area Statement. character of the conservation area or the A more detailed officer commentary on this issue is setting of the adjoining detailed in Section 7.2 of this report. Grade II listed building.

Detailed design approach to It is officer consideration that the articulation, subtle the Streatham High Road modelling and choice of finishing materials to the frontage, including the use Streatham High Road frontage allow the development to of balconies, would be out remain modern as well as relating to the context and of place in its setting. character of the conservation area.

A more detailed officer commentary on this issue is detailed in Section 7.2 of this report.

Balconies, bays and Officers consider it unlikely that the use of balconies for balconettes to the such purposes would occur given the short term nature of Streatham High Road the proposed accommodation. Prospective occupiers of frontage could be used as the serviced apartments facing onto Streatham High storage areas or for laundry Road are unlikely to require the same level of storage as drying. This would create an required in a residential dwelling. unsightly aspect to the High Road frontage and Mitigation would be required as part of the fit-out of the negatively impact upon the scheme through the provision of laundry drying facilities character of the for all serviced apartments. The applicant could be conservation area. advised of this by way of an informative.

The limited parking Whilst there are reservations with respect to the extent provision would exacerbate of overspill parking that would potentially be associated existing problems of parking with the proposal, the town centre location of the and congestion in the application site coupled with a range of mitigation vicinity. measures are on balance considered to mitigate as far as practicable the impacts of the development upon parking stress in the area.

A more detailed officer commentary on this issue is detailed in Section 7.4 of this report.

Potential loss of security Officers acknowledge that the removal of the barrier barrier to access road could could result in increased parking demand due to the result in increased parking site’s location with Streatham Town Centre. As such, it is demand from non-residents. considered reasonable to require that an access controlled gate is re-provided as part of the proposed redevelopment of the site. This could be secured through a planning condition requiring the submission of a Site Access and Parking Management Plan to include details of a replacement controlled access gate.

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Increased sense of Proposed extensions are limited to the Streatham High enclosure to neighbouring Road frontage. Officers have assessed the proposed properties. wing extensions in relation to adjoining properties. These extensions are not considered to unduly impact upon these adjoining properties by reason of increased sense of enclosure, loss of outlook, or visual intrusion.

Water supply to Cromer Thames Water has been consulted and has raised no Court would be affected. objection to the proposal.

6.0 Planning Policy Considerations

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

6.2 The development plan in Lambeth is:

• The London Plan (adopted July 2011) • Lambeth’s Local Development Framework (LDF) Core Strategy (adopted 19 January 2011); and • The remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’.

6.3 It should be noted that given the recent adoption of the Council’s Core Strategy, the policies contained therein and those remaining in the UDP are in general conformity with the recently adopted London Plan. For the purposes of this recommendation report therefore the assessment will concentrate upon the development’s compliance, or not, with Core Strategy and UDP policies. Reference will only be made to London Plan policies where there is conflict or where it is necessary and/or appropriate to do so.

6.4 Material considerations include national, regional and local planning policy document and guidance.

6.5 National Planning Policy Framework (NPPF) 6.5.1 Central Government guidance is contained the National Planning Policy Framework (NPPF), which was published on the 27 th March 2012. This sets out the Government’s planning policies for England and replaces all existing Planning Policy Statements (PPSs) and Planning Policy Guidance Notes (PPGs).

6.5.2 The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to be applied. It reinforces the Development Plan led system and does not change the statutory status of the development plan as the starting point for decision making. The NPPF must now be taken into account in the preparation of local and neighbourhood

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plans and is a material consideration in planning decisions. Of significance, it sets out that in assessing and determining development proposals, Local Planning Authorities should apply the presumption in favour of sustainable development.

6.6 London Plan

6.6.1 The London Plan was published in July 2011 and replaces the previous versions, which were adopted in February 2004 and updated in February 2008. The London Plan is the overall strategic plan for London and, it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. It forms part of the development plan for Greater London. All Borough plan policies are required to be in general conformity with the London Plan policies.

6.6.2 The key policies of the London Plan considered relevant in this case are:

• Policy 1.1 Delivering the strategic vision and objectives for London • Policy 2.9 Inner London • Policy 2.15 Town Centres • Policy 4.1 Developing London’s Economy • Policy 4.2 Offices • Policy 4.7 Retail and Town Centre Development • Policy 4.12 Improving Opportunities for All • Policy 5.1 Climate Change Mitigation • Policy 5.2 Minimising Carbon Dioxide Emissions • Policy 5.3 Sustainable Design and Construction • Policy 5.4 Retrofitting • Policy 5.7 Renewable Energy • Policy 5.11 Green Roofs and Development Site Environs • Policy 5.13 Sustainable Drainage • Policy 5.14 Water Quality and Wastewater Infrastructure • Policy 6.3 Assessing Effect of Development on Transport Capacity • Policy 6.9 Cycling • Policy 6.10 Walking • Policy 6.13 Parking • Policy 7.1 Building London’s Neighbourhoods and Communities • Policy 7.2 An Inclusive Environment • Policy 7.3 Designing Out Crime • Policy 7.4 Local Character • Policy 7.5 Public Realm • Policy 7.6 Architecture • Policy 7.8 Heritage Assets and Archaeology • Policy 7.13 Safety, Security and Resilence to Emergency • Policy 7.14 Improving Air Quality • Policy 7.15 Reducing Noise and Enhancing Soundscapes • Policy 8.2 Planning Obligations • Policy 8.3 Community Infrastructure Levy

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6.7 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

6.7.1 The following saved UDP policies (whole or part thereof) are considered to be of relevance to the assessment of this application:

• Policy 4 Town Centres and Community Regeneration • Policy 7 Protection of Residential Amenity • Policy 9 Transport Impact • Policy 14 Parking and Traffic Restraint • Policy 19 Active Frontage Uses • Policy 21 Location and Loss of Offices • Policy 23 Protection and Location of Other Employment Uses • Policy 29 The Evening and Late Night Economy, Food and Drink and Amusement Centre Uses • Policy 31 Streets, Character and Layout • Policy 32 Community Safety/Designing out Crime • Policy 33 Building Scale and Design • Policy 35 Sustainable Design and Construction • Policy 38 Design in Existing Residential/Mixed Use Areas • Policy 39 Streetscape, Landscape and Public Realm Design • Policy 45 Listed Buildings • Policy 47 Conservation Areas

6.8 Lambeth ’s Local Development Framework Core Strategy (January 2011)

6.8.1 The following policies of the Core Strategy are considered to be of relevance to the assessment of this application:

• Policy S1 Delivering the Vision and Objectives • Policy S3 Economic Development • Policy S4 Transport • Policy S7 Sustainable Design and Construction • Policy S8 Sustainable Waste Management • Policy S9 Quality of the Built Environment • Policy S10 Planning Obligations • Policy PN4 Streatham

6.9 Local Guidance

6.9.1 The Council has adopted the following Supplementary Planning Documents, which are relevant;

• SPD: Safer Built Environments • SPD: Sustainable Design and Construction • SPD: S106 Planning Obligations

6.9.2 The Streatham Masterplan was developed for Streatham in consultation with local residents, businesses and organisations and approved by Cabinet in July

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2009. It informed the Core Strategy and is specifically referred to in Policy PN4. The Masterplan constitutes a material planning consideration.

6.9.3 The Council’s ‘Waste & Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (2006) is also relevant.

7.0 Assessment

7.1 Land Use and Principle of Change of Use

7.1.1 The application site falls within the edge of the Streatham Major Town Centre Primary Shopping Area, as defined by the Local Development Framework Proposals Map. The 0.39ha site is currently occupied by a vacant building comprising 6,323m2 of Class B1 ‘employment’ floorspace. The site is not however located within an identified Key Industrial and Business Area (KIBA).

7.1.2 In this location, the Council is seeking to deliver significant development through the Streatham Masterplan, phased over a fifteen year period up to 2025. Policy PN4 of the Core Strategy advises that ‘Streatham’s role as a major town centre will be supported and enhanced to re-establish its place as a destination for retail, leisure, hotels and commerce through appropriate regeneration that is sensitive to the centre’s conservation area status and valued heritage assets’.

7.1.3 The scheme proposes the redevelopment and adaptive re-use of the site to provide a mixed use scheme providing 7,501m2 of Class C1 floorspace (105 hotel rooms and 53 serviced apartments) with ancillary cafe/bar, plus 405m2 of commercial floorspace in either retail (Class A1) or cafe/restaurant (Class A3) use.

Loss of Employment Floorspace

7.1.4 The proposed development would result in a loss of all 6,323m 2 of Class B1 ‘employment’ floorspace. Saved Policy 21(b) of the UDP advises that the conversion to other uses of surplus offices outside Key Industrial and Business Areas is permitted. To meet the test of being surplus in the policy there is a requirement for marketing evidence (including for redevelopment ) as required for other employment sites (Saved Policy 23), although at times when there is significant oversupply of office space evidence of similar buildings lying vacant in the area will suffice.

7.1.5 Saved Policy 23 (Protection and Location of other Employment Uses) requires that where land is or has last been in employment use, loss of floorspace (in particular B1 business use floorspace for small businesses) to non employment use will not be permitted unless the proposal accords with at least one of five cited criteria. Criterion (ii) is applicable in this instance due to the vacant nature of the building. This requires the applicant to demonstrate that there is no reasonable prospect in the medium term of re-use or redevelopment to modern standards for an environmentally acceptable employment use. Paragraphs 4.11.18 – 4.11.20 within Saved Policy 23 set out the requirements for marketing evidence.

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7.1.6 Therefore, in order for the proposed change of use to be acceptable, the applicant needs to demonstrate that the existing offices are surplus. The application has been supported by a Marketing Report and Employment Study (‘the report’) by Stiles Harold Williams. This report reviews the constraints of the existing building as an office, considers the likelihood of successfully re- letting the existing building as an office (either in whole or part), and demand for office accommodation in the area. An assessment has also been made of the employment generating potential of both the existing building and of the proposed mixed use development.

7.1.7 The report states that Norwich House has been vacant since 2009 when it was vacated by the previous tenants (Sainsburys PLC). Joint marketing of the premises was commenced in August 2009 by a Central London property firm (NB Real Estate) and a local firm of surveyors (Hooper Naylor Friend). The report explains that the property has been actively marketed since that time, and provides supporting evidence of the marketing campaign including marketing boards and the use of a range of on-line marketing resources including the South London Business website, the Estate Agents Clearing House and the Estates Gazette. The report also argues that there is a lack of demand for office accommodation both in Streatham and in the wider borough. Evidence is provided of both smaller vacant office units within Lambeth and a comparable 8 storey office building of 5,575m 2 in Norbury. This Norbury site is in relatively close proximity to Lambeth’s southern boundary with LB of Croydon and is located on the A23 (London to Brighton Road).

7.1.8 In relation to the evidence of vacancy and marketing, the report is broadly in line with the approach required in the UDP and the Council’s Planning Guidance Note: Marketing of Employment Sites and Premises (September 2008). The premises has been vacant for well over 12 months and there is evidence of an active marketing campaign and details from property databases to show a current oversupply of Class B1 office accommodation. The report also demonstrates that the applicant has sought to market the building as a Class B1 use either to a single tenant or to subdivide and market to smaller businesses. However, not every requirement in the planning guidance note has been met. For example, the applicant has not provided records of the enquiries received for the property, along with a summary of the outcome in each case. The applicant’s specialist property advisors (Hooper Naylor Friend) have advised that such records are not routinely kept for all property enquiries, hence their inability to provide this information. It has been confirmed that several viewings took place in September and October of 2009, however these enquires were not followed through by the prospective tenants. The failure to provide this information is not, however, considered to amount to a demonstrably significant omission.

7.1.9 On balance, given the length of time that the premises have been on the market, it would seem unreasonable to require further marketing evidence. The loss of this vacant employment floorspace also needs to be weighed against the benefits of a hotel and modern ground floor retail space in this location, both of which are employment generating town centre uses that would undoubtedly contribute to the vitality of Streatham Town Centre and help to

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meet wider regeneration policy objectives for the area.

7.1.10 Criterion (iv) of Saved Policy 23(b) allows loss of employment floorspace in or on the edge of a town centre for redevelopment for a town centre use, providing there is compensation for the loss of employment. Therefore, officers have also considered the potential employment levels on the site both in terms of its current lawful use as well as the proposed development. The applicant has sought clarification from the intended occupants (Travelodge) regarding the estimated staff numbers for the proposed development. Travelodge have provided an estimated figure of 61 staff (FTE – full time equivalent) across the site, including the hotel, serviced apartments and ground floor level A1/A3 use. This has been calculated using both existing comparative data from other Travelodge sites as well as an employment capacity methodology contained within the HCA Employment Densities Guide 2010.

7.1.11 For comparison purposes, officers sought details of employment figures relating to the previous tenants of the building (Sainsburys PLC), however the applicant has been unsuccessful in attempts to secure this information. The Council is therefore reliant on figure obtained from the employment capacity methodology contained with the aforementioned HCA Employment Densities Guide 2010. This indicates that a 6,323m2 office building could potentially accommodate 527 full time employees based on an employment density figure of 1 employee per 12 m 2 of floorspace. However, this guidance document is heavily caveated as the employment density figures incorporate broad assumptions. This guidance document advises that predicting employment density figures is most accurate for new build (or recently constructed) properties and less accurate for older properties. This is because new buildings are usually designed with regular shaped floors, internal fittings necessary for modern working and compliance with current legislative provisions (e.g. disability access). The existing building was constructed in the 1960s and would require retrofitting to bring it up to modern office requirements.

7.1.12 It is officer consideration that the employee calculation supplied by the applicant is a realistic and tangible indication of the number of jobs the scheme would create, and does not take into account the added economic benefits that the guests staying in the hotel/serviced apartments would have upon the town centre and local economy. Furthermore, officers have afforded considerable weight to the 3 year vacancy period and the evidence of lack of demand for office accommodation provided by the applicant’s professional property advisor which is not disputed.

7.1.13 In addition, the development would be inclusive of S106 contributions of £13,459 and £11,875 towards general employment and training initiatives and local labour in construction respectively. The developer would also commit to agreeing and implementing a Training and Employment Skills Plan and giving reasonable notice to the Council of a timetable of works concerning the development so as to allow planning for providing construction trainees and work ready construction operators. Post-construction employment opportunities within the proposed development would also be secured as part of the Training and Employment Skills Plan. Each of these provisions would act

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to increase access to employment opportunities for Lambeth residents and would mitigate, to a degree, any potential loss of jobs.

7.1.14 On balance, officers consider that the proposed hotel/serviced apartment and retail uses would together add vitality and create tangible employment opportunities, which is in line with one of Lambeth’s Council’s three key strategic objectives, namely tackling joblessness and creating more jobs for Lambeth residents. There is a clear economic benefit of the scheme, which will aid in bringing an underutilised and ageing site back into viable economic use, which in turn would have wider regenerative benefits to the town centre and local businesses. On this basis officers consider that the loss of Class B1 office employment floorspace can be justified in planning policy terms in this particular instance, and would meet the intentions of Criterion (iv) of Saved Policy 23(b).

Principle of Hotel/Serviced Apartment use (Class C1)

7.1.15 The proposed land use for hotel/serviced apartments (Class C1) is consistent with the Council’s development plan. The London Plan 2011 Policy 4.5(b) seeks to achieve 40,000 net additional hotel bedrooms by 2031. For Lambeth, this equates to an indicative estimate of 2,500 additional serviced rooms during the plan period.

Part (c) of this policy seeks to ensure that new visitor accommodation is in appropriate locations:

- beyond the Central Activities Zone (CAZ) it should be focused in town centres and opportunity and intensification areas, where there is good public transport access to Central London and international and national transport terminals.

Part (e) of this policy recognises the need for apart-hotels (Serviced apartments) in the context of the broader policies of the Plan.

7.1.16 Policy S3(f) of the Core Strategy supports the location of, and investment in, large hotels and apart-hotels in the borough’s two town centres (Brixton and Streatham). Policy PN4 makes specific reference to the delivery of a hotel within Streatham during the plan period of the Streatham Masterplan to 2025. It is noted that Figures 10 and 11 of the Masterplan provide an overview of the spatial strategy for land use within Streatham. This indicates that the application site would be appropriate for retail/cafe use on ground floor with hotel use on the upper floors.

7.1.17 For clarification purposes, it should be noted that the Masterplan is not a development plan document (DPD). Nonetheless, it was drawn up in consultation with local residents, business and other organisations and has been formally adopted by the Council’s Cabinet. It informed the Core Strategy and is specifically referred to in Policy PN4. As confirmed by an Inspector in a recent appeal decision, it is a material planning consideration and should be afforded weight in planning decisions coming forward in Streatham.

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7.1.18 Reflecting the comments of the Council’s Planning Policy Officer and the Streatham Town Centre Manager, it is considered that, in principle, the proposed hotel/serviced apartment development is appropriate to this town centre location and would help to achieve wider regeneration objectives for Streatham.

7.1.19 The serviced apartments (Class C1) do not fall within the same use class as dwellinghouses (Class C3) and therefore there is no requirement for affordable housing provision. However, to ensure they are not used for residential purposes, and to prevent circumvention of the Council’s affordable housing policies, officers recommend that a condition is imposed restricting their use to Class C1 in the event of a grant of planning permission.

Ground floor retail provision

7.1.20 The ground floor of the application site is currently occupied by four Class A1 retail units with an overall retail floorspace of 413m2. All of the units present an active frontage onto Streatham High Road and are located within the edge of the Streatham Major Town Centre. From site visit observations, the four units are currently or were last in use for a range of town centre retail uses including the sale of car spares, home appliances, furniture and electronics.

7.1.21 The proposed development involves a reconfiguration of the retail mix to provide a single 405m 2 unit with a flexible retail (Class A1) or cafe/restaurant (Class A3) use. This would provide a modern, purpose built unit with an active frontage of approximately 20m. The ground floor would also include a further 18m active frontage providing the entrances to the hotel, serviced apartments and the hotel lobby containing the ancillary cafe/bar.

7.1.22 Saved Policy 4(d) and Policy 19 of the UDP require that in the inner edge of major town centres, units should be active frontage uses. The proposal is compliant in this regard. In addition, development of food and drink uses is subject to maintaining amenity in accordance with Saved Policies 7 and 29 of the UDP.

7.1.23 Policy 29 requires that the closing hours, concentration and scale of premises, and use of outdoor areas, should not create or add to unacceptable noise or harm to amenity or risk of public disorder. The proposal would comply with the policy requirements for over-concentration of A3/A4/A5 uses as less than 25% of original units and no more than 2 in 5 consecutive units would be in A3/A4/A5 use. To safeguard this position conditions are recommended to address future hours of operation of the café/restaurant use, to ensure that the proposed café/bar remains ancillary to the hotel use, and to require details of any external plant and/or machinery to ensure that appropriate sound insulation measures are provided.

7.1.24 Whilst the proposal would result in a small loss of retail provision (approx 8m 2), it is considered that the proposal would not compromise the continued viability of the ground floor retail provision and would not therefore have a negative impact on the Town Centre. In fact, it is likely that the future occupants of the hotel/serviced apartments would bring additional trade to the shopping area,

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and in particular to the local businesses in immediate proximity of the application site. As such the proposed development is considered acceptable in policy terms.

7.2 Design

7.2.1 Officers have assessed the proposals in relation to national, strategic and local policy guidance contained within the NPPF, London Plan policies, Saved UDP policies and the Adopted Core Strategy.

Site Context 7.2.2 The site is in the Streatham High Road and Streatham Hill Conservation Area (CA54), situated adjacent to the ABC Cinema Grade II listed building. The conservation area is a linear commercial centre dating from the 19 th and early 20 th centuries, and includes an impressive run of commercial and purpose built residential apartment blocks dating from the late Victorian, Edwardian and inter-war eras.

7.2.3 In that context Norwich House is a relatively contemporary building dating from the 1960s. This is one of the few office buildings built along the High Road and is typical of the period. The Streatham High Road and Streatham Hill conservation area statement (2002) advises that the current building makes a neutral contribution to the conservation area and that the two storey wings on either side are underscaled.

Scale, massing, and integration with the surrounding townscape

7.2.4 Norwich House is a substantial sized building, which is set on an east-west axis so that most of its mass is located toward the rear with a flank wall fronting Streatham High Road. The flank wall has two storey wings on either side. The lack of windows in conjunction with the under scaled two storey wings make the flank wall appear quite prominent in views. The proposal seeks to address this imbalance along the street frontage by increasing the height of the two storey elements to six storeys.

7.2.5 It is officer consideration that the increased scale, massing and height are acceptable and an appropriate response to the surrounding townscape and underscaled nature of the site frontage. The proposal would address the visual imbalance along the street frontage by infilling the existing void in the streetscene and providing a well articulated front facade, whilst retaining the visual superiority of the central 7-storey element.

Layout

7.2.6 Saved Policy 31 of the UDP requires that new developments should, where possible, retain or contribute to a clear urban grain and follow appropriate block widths, gaps and spaces between buildings thereby helping to add to the connectivity of street blocks. Individual buildings should address the street with frontages and entrances and should create or enhance views and vistas.

7.2.7 The layout of the proposal broadly retains the building footprint of the existing

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Norwich House, albeit with the introduction of a further 7.0m setback to the northern wing. The ground floor layout and access arrangements to the Streatham High Road frontage would ensure that an active frontage is retained within the town centre location.

7.2.8 Vehicular and cycle access would be retained along the northern boundary. Officers consider it appropriate that the existing gate controlled access to the site is retained to ensure that parking is reserved for future users of the development. Details of controlled access arrangements and parking layout could be sought through a planning condition.

7.2.9 Officers consider the proposed site layout to be broadly acceptable. The applicant has given a commitment to improving the environment to the rear of the building with the introduction of soft landscaping. Officers would also wish to see the provision of quality hard surfaces for pedestrian areas. These details could be secured by an appropriately worded planning condition relating to soft and hard landscaping.

Detailed design and materials

7.2.10 Saved Policy 33 of the UDP states that all development should be of high quality design and contribute positively to its surrounding area. It also states that developments should be compatible with the colour, type, source and texture of local materials. Policy S9 of the Core Strategy supports and encourages innovation in design where it would contribute to local distinctiveness, enhance the existing built environment and create high quality of the public realm.

7.2.11 The applicant has used the surrounding context to inspire the detailed design of the proposal. Projecting bays, balconies and balconettes have been identified as a facade element common to the eastern side of Streatham High Road. The proposal incorporates these features in a contemporary way resulting in a subtle and well articulated modelling of the facade, creating interest and serving to breakdown the mass of the enlarged southern wing. It is officer consideration that these features allow the development to remain modern as well as relating to the context and character of the conservation area.

7.2.12 The principal elevational treatment proposed for the Streatham High Road frontage and return frontages to the two 6-storey wings is glass fibre concrete panels of terracotta colouring in matt and sand-blasted finish. The submitted design and access statement provides details of an indicative palette of materials and colours. The Council’s Conservation and Design officer raises no in principle objection to this design approach, but has requested that final approval of materials are reserved by planning condition in the event of a planning approval.

7.2.13 The elevations to the rear of the site are proposed to have a stark white rendered finish. The Council’s Conservation and Design officer has raised no in principle objection to the use of render, as there would be restricted views of

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the rear flank walls from Streatham High Road. However, concern is raised about the choice of a white finish and officers consider it appropriate that alternative colour options are investigated. This could be reserved by planning condition in the event of a planning approval.

7.2.14 The submitted Energy Statement details that photo voltaic panels and bio- diverse planting would be installed on all suitable areas of the roof of the building. It is recommended that a condition be added requiring further details of the solar panels including manufacturer’s details and drawings showing their siting. Details of the bio-diverse roof and roof terrace are also reserved by condition. This would ensure that the PV panels are appropriately sited to minimise views from within the Conservation Area.

Impact upon Heritage Assets

7.2.15 Saved Policy 45 of the UDP advises that development which adversely affects the setting of a listed building, or significant views of a listed building, will be refused. Officers consider that the existing gap between the Grade II listed former cinema building and the neighbouring taller building is an integral part of the listed building setting and vital to the appreciation of the building as a standalone element in the streetscene.

7.2.16 The increased wings are moderately higher than the Grade II listed building, but are not considered to visually compete with or dominate this adjoining building. The modest 4.0m wide extension to the northern wing, coupled with the introduction of a further 7.0m set back at ground and first floor level, would ensure that a suitable visual break (approx 13.0m) is maintained between the northern wing extension and the listed building. The proposed works are considered to improve the setting of the listed building.

7.2.17 Saved Policy 47 of the UDP requires developments to preserve or enhance the character or appearance of the conservation area. The current building is considered to make a neutral contribution to the conservation area as detailed in the conservation area statement. The proposed scheme will improve the appearance of the site, which in turn will enhance the character of the conservation area. This in itself constitutes a planning benefit. No objection is raised to the proposed demolition works, the subject of the Conservation Area Consent application.

7.2.18 In summary, it is officer consideration that the development would not prove harmful to any heritage assets within the vicinity of the site, including the Streatham Hill and Streatham High Road Conservation Area and the adjacent Grade II listed building immediately to the north of the site (the former ABC cinema building).

Archaeology

7.2.19 The application site is located with an archaeological priority area. English Heritage has raised no objection due to the limited nature of the demolition works. It is recommended that any requirement for pre or post-determination archaeological assessment/evaluation can therefore be waived. Officers

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accept the advice of English Heritage. In this regard the development need not fail against London Plan Policy 7.8 and Core Strategy Policy S9.

Design Conclusions

7.2.20 A high quality of design is an integral requirement for all development. Much of the success of the scheme will rely heavily on the quality of materials and detailing which can be controlled by condition. Overall, it is considered that the development presents an acceptable quality of design in accordance with the relevant design policies of the Development Plan; those being London Plan policies 7.1, 7.4 and 7.8; Saved UDP policies 31, 33, 38, 39, 45 and 47 and Core Strategy policies S9 and PN4.

7.3 Amenity

7.3.1 Saved Policies 7, 33 and 38 of the UDP and Policy S2 of the Core Strategy state that development should not unacceptably harm residential amenity. The policies seek to ensure that due consideration is given to protecting neighbouring residents in terms of visual intrusion, overbearing impact, loss of natural light, loss of privacy and noise and disturbance during the assessment of a development proposal.

7.3.2 The proposal would principally utilise the existing building envelope and footprint, with massing changes confined to the two storey wings to the Streatham High Road frontage. These extensions would be twofold: • The northern wing would see the width of its High Road frontage increased by 4.2m on the upper floors. This would project approximately 14.0m from the front building line towards the rear of the site (east). • The southern wing would see the width of its High Road frontage increased by approximately 20.0m on the upper floors. This extension would have a staggered layout towards the rear, with a 10.0m depth to the southern boundary increasing to 17.2m at the junction with the central 7-storey spine of the building.

7.3.3 Design alterations to the facades would result in the provision of windows on all visible elevations.

Sunlight, daylight and overshadowing

7.3.4 Saved Policies 33 and 38 of the UDP and Policy S2 of the Core Strategy require that new buildings should be of a scale and design that protects residential amenity of neighbouring residential properties by not adversely affecting existing daylight and sunlight levels.

7.3.5 A daylight and sunlight assessment has been submitted with the application to provide a detailed assessment of the potential effect of the development on natural light received at neighbouring properties. Overshadowing implications of the development have also been assessed. The report is based on the British Research Establishment (BRE) publication “Site Layout Planning for Daylight and Sunlight, a guide to good practice”.

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7.3.6 The study, which included survey-based modelling and technical assessment of the site, analysed the potential impact of the development on daylight levels to the residential properties within the Grade II listed former cinema building to the north, as well as properties in Chalcott Mews and Woodland Mews to the south-east and east respectively. Sunlight assessments were not undertaken on neighbouring properties in Chalcott Mews and Woodland Mews as they are located to the south of the application site and do not require assessment.

7.3.7 The study found that the neighbouring residential properties tested would retain acceptable levels of natural light in accordance with the BRE guidelines. In addition, overshadowing of amenity spaces within these properties would comply with the requirements set out in the BRE guidelines.

7.3.8 Officers have reviewed the report and are satisfied that there would be no unacceptable adverse impacts resulting from the proposal on the amenity of the neighbouring residential properties in terms of sunlight, daylight and overshadowing. In this respects, the proposal complies with relevant planning policies.

7.3.9 An assessment of lighting conditions for future users of the hotel/serviced apartments is detailed below in Section 7.9 of this report.

Privacy for adjoining residential properties

7.3.10 There would be a series of windows situated on both flank elevations (north and south) which would face onto existing residential properties. To the north there is an existing separation distance of 17.2m between the existing office building and residential apartments in the adjoining Grade II listed building. There would be 12 hotel bedrooms on each floor from Level 1-4 (48 in total). The application drawings show that frosted glazing would be provided up to a height of 1.5m above finished floor level. There would be 4 no. serviced apartments (two-bed) on each floor on Levels 5-6. The application drawings show that frosted glazing would be provided up to a height of 1.5m above finished floor level for the bedrooms. In addition, angled windows would be provided along with frosted glazing to the living room windows to ensure that views out are restricted to oblique angles. It is recommended that the obscured glazing is provided up to a height of 1.7m in line with Lambeth’s standard requirements, details of which could be secured by condition. Officers consider that the proposed mitigation measures, when considered in tandem with the existing separation distance, the town centre location and the proposed use as short term temporary accommodation, would ensure that privacy to adjoining properties in the former ABC cinema is sufficiently maintained and the perception of overlooking to existing residents is satisfactorily addressed to ensure compliance with the aforementioned planning policies.

7.3.11 The separation distance between the windows serving the hotel/serviced apartments in the southern flank elevation and the southern boundary with Chalcott Mews would be a minimum of 20m. This is considered to be sufficient separation distance to ensure that privacy to adjoining properties is sufficiently maintained in compliance with the aforementioned planning policies.

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7.3.12 There would be a separation distance of approx 29m to the properties to the west of the site on Streatham High Road. Given this separation distance, officers do not consider that there would be any loss of privacy from the serviced apartments on the upper floors to the Streatham High Road frontage.

Sense of enclosure/Visual intrusion

7.3.13 Policy 33 requires that proposed development should not unacceptably overbear on surrounding properties resulting in an unacceptable sense of enclosure. Officers have assessed the proposed wing extensions in relation to adjoining residential properties. The proposed alterations are not considered to unduly impact upon these adjoining properties by reason of increased sense of enclosure or loss of outlook.

Noise and disturbance

7.3.14 In assessing development proposals, local planning authorities must ensure that development does not cause an unacceptable degree of disturbance to existing residents. They should also bear in mind that a subsequent intensification or change of use may result in greater intrusion and they may wish to consider the use of appropriate conditions. The application site is adjoined by residential properties on three sides. In addition, an existing 8- storey residential building (Cromer Court) is located to the rear of the site and physically attached to Norwich House. A careful assessment of the potential for noise disturbance to these noise sensitive properties is therefore required.

7.3.15 The applicant has submitted an Environmental Noise Assessment report by Hyder Consulting UK Ltd, which contains details of an environmental noise survey carried out at the property. This report includes an assessment of the potential noise that could be generated from external plant/machinery, operational traffic and construction noise.

7.3.16 Lambeth Council’s Regulatory Services (Noise and Pollution) team has reviewed the development proposal and accompanying noise report and has raised no objections to the scheme subject to the addition of a condition to any planning approval in relation to external plant and equipment to ensure that noise created from these units do not exceed current background noise levels.

7.3.17 On the issue of external plant/machinery, officers note that no details have been provided as part of the application submission. Notwithstanding, this matter could be effectively safeguarded through the use of an appropriately worded condition to require the submission of details of all external plant and to restrict noise emissions to an appropriate level relative to existing background noise.

7.3.18 With regards to operational noise, officers have considered a range of possible noise generating activities related to the mix of uses sought by the applicant, which are now expanded on:

(a) Hotel/Serviced Apartments The provision of a hotel/apart-hotel use within Streatham Town Centre is

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supported by planning policy. The hotel/serviced apartments would be in 24 hours use, with the principle access point from the Streatham High Road frontage. This is considered appropriate and is unlikely to generate noise over and above that already generated on this key transport route. No function rooms are proposed, which would further mitigate the potential for noise generation outside acceptable hours.

(b) Ancillary hotel bar/cafe The proposed hotel bar/cafe would be located within the northern wing, in close proximity to the residential properties in the adjoining former cinema building. This use is not considered to raise any potential noise conflict with adjoining residential properties by virtue of its limited floorsize. Notwithstanding, a condition is recommended to ensure that no amplified sound, speech or music system is audible outside the premises.

(c) Proposed cafe/restaurant use (Class A3) The proposed cafe/restaurant use is considered to be a conforming land use within Streatham Town Centre. Hours of operation have been reserved by condition to safeguard amenity.

(d) Traffic disturbance It has been indicated that 25 parking spaces would be provided on-site. Officers consider it unlikely that potential traffic associated with the development would add significantly to local traffic volumes given the site’s location next to a key arterial traffic route.

(e) Delivery and servicing Delivery and servicing arrangements could be reserved through the submission of a Delivery and Servicing Management Plan. This would mitigate the potential for noise disturbance to adjoining residential properties.

7.3.19 In summary, the proposed land uses are considered to be appropriate for the site’s location with Streatham Town Centre. Officers are satisfied that potential noise disturbance from the proposed uses can be adequately mitigated through the use of appropriately worded conditions, thereby safeguarding the amenity of adjoining residential occupiers.

7.4 Traffic and Parking

7.4.1 Saved Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy are relevant with respect to transport and highway matters. These policies seek to ensure that proposals for development have a limited impact on the performance and safety of the highway network and that sufficient and appropriate car parking and cycle storage is provided whilst meeting objectives to encourage sustainable transport and to reduce reliance on the private car.

Site & Accessibility

7.4.2 The site is well served by public transport with Streatham Hill Rail Station located approximately 175m to the north of the site and several bus routes accessible in close proximity to the site frontage on Streatham High Road. This

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results in a public transport accessibility level (PTAL) rating of 6a, the second highest possible on the PTAL scale. At such locations higher density developments are encouraged in accordance with principles of sustainable development.

Trip Generation

7.4.3 A Transport Statement (TS) has been submitted that sets out both the existing number of vehicle trips and an estimation of the likely number of trips to be generated by the proposed development. The application submissions assert, and Lambeth and TFL officers accept, that the trip generation of this development would not have any significant impact on the operation or safety of the surrounding highway network.

On-site Car Parking

7.4.4 The site benefits from a private car parking to the rear of the site. Further to officer comments, the on-site car parking provision has been increased from 13 spaces to 25 spaces, 3 of which would be disability accessible. The provision accords with relevant London Plan policy and guidance contained with Table 6.2.

7.4.5 It is stated by the applicant that 14 of these spaces would be allocated to the hotel with the remaining 11 spaces allocated to the serviced apartments. The Council’s Transport Planner has expressed his preference for all spaces to be pooled with a pre-booking arrangement in place for guests wanting to use them. Final details of these arrangements could be secured through the submission of a Car Parking Management Plan as a condition of planning.

On-street Car Parking

7.4.6 The site fronts onto Streatham High Road which is a red route and part of the Transport for London Road Network (TLRN). This offers very limited opportunity for vehicles to park on it and as a result any on-street car parking generated by the proposal would need to be accommodated on surrounding streets such as Leigham Court Road, Broadlands Avenue and Drewstead Road.

7.4.7 There is no Controlled Parking Zone (CPZ) in place in these streets and currently no parking restrictions in operation, meaning that it is not possible to restrict who parks in these streets or for how long they stay except from where red or yellow lines are in force.

7.4.8 In order to assess the current on-street parking situation and how this could be affected by the development the applicant has undertaken a parking survey within the vicinity of the site. The Council’s Transport Officer queried the figures contained within the submitted parking survey, and sought further clarification and amendments to the scheme on a number of occasions. This has resulted in the on-site parking provision being increased from 13 spaces to 25 spaces. The Transport Planning officer has advised that the proposal is now acceptable on transport (parking) grounds following the addition of the

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extra parking and no objection is raised.

Servicing and Deliveries

7.4.9 The site would retain the existing off-street internal service area to the rear of the building, with vehicular access provided from Streatham High Road. Swept path analysis diagrams have been submitted to demonstrate that access could be provided for refuse vehicles and smaller commercial vehicles likely to be needed to service the proposed development (e.g. laundry van/trucks, delivery vehicles for commercial units, maintenance contractors, etc).

7.4.10 Officers consider that some increase in servicing would be likely for the proposed mixed use development compared to the existing use of the premises as offices; however this should not be so significant as to cause undue disturbance to neighbours (with particular attention paid to the neighbours with Cromer Court to the rear of the site).

7.4.11 The applicant has indicated that the majority of service vehicles would be able to enter the rear service area to park and unload, therefore not causing any disruption to traffic in the area, and would also be able to turn and exit in forward gear avoiding potential traffic safety issues. Taxis could either drop off/pick up passengers at the front of the property or park in the rear yard.

7.4.12 It is also noted that the site is within an established commercial area with retail and commercial uses on either side, which currently undertake servicing from Streatham High Road where loading for 20 minutes is permitted at certain times of the day. No objection has been raised by Transport for London to the proposed arrangements. The Council’s Transport Planning officer has recommended that servicing arrangements be secured by planning condition through a Servicing and Delivery Management Plan covering all the proposed uses.

Travel Plan

7.4.13 A framework travel plan has been submitted and no objection has been raised by Transport for London or the Council’s Transport Planning officer. It is recommended that a final travel plan be secured, implemented, monitored and up-dated under the S106 agreement with a monitoring fee of £1,000. Such would encourage more sustainable patterns of transport to and from the site in accordance with current policy.

Cycle Parking

7.4.14 Cycle parking for 28 cycles is proposed within the rear yard area in a purpose built storage facility, for use by the range of uses within the development. This is in compliance with London Plan standards for hotels and commercial units.

7.4.15 The London Plan does not have cycle parking standards for serviced apartments. However, to ensure that everyone staying at the apartments has access to cycle facilities, Transport for London has requested that a cycle pool/hire scheme be developed by the applicant alongside the 28 designated

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cycle parking spaces. In response the applicant has amended the site plan to show a second cycle storage facility within the rear service yard to store 10 bicycles to be provided as part of the cycle pool/hire scheme. Further details of the cycle storage provision and the management and operational arrangements of the cycle pool/hire scheme could be secured by planning condition in the event of planning approval.

Coach drop-off/pick-up and parking arrangements

7.4.16 London Plan Policy 6.13 advises that development should provide for one coach parking space per 50 rooms for hotels. No dedicated coach parking is proposed and the applicant states that Travelodge do not actively market their hotels to coach parties. Notwithstanding, the Council has sought the views of Transport for London as the statutory highways authority for Streatham High Road (A23)

7.4.17 TfL officers have advised that the coach parking standards in Policy 6.13 can be applied flexibly in the context of the application specifics. In this case it is noted that the hotel is relatively small in size, doesn’t contain any conference facilities or function/meeting rooms and is in a town centre location with a PTAL of 6a. It is accepted that it is not appropriate to install a dedicated on- street coach bay given the likely low demand for this mode of transport. TfL recommends that the timing of coach arrivals and departures is something that could be managed through an appropriately worded condition. In this respect, officers recommended that a Coach Management Plan is secured by planning condition as part of a revised travel plan in the event that planning permission is granted.

Transport conclusion

7.4.18 The increased on-site parking provision coupled with the site’s excellent PTAL rating is, on balance, considered to mitigate as far as is practicable the impacts of the development upon parking stress in the area. The site is extremely well served by public transport and the development would be inclusive of cycle parking and a travel plan. Subject to the aforementioned conditions, officers are of the opinion that the development would not impact unacceptably upon either the function or safety of the surrounding highway network.

7.5 Sustainability

7.5.1 The London Plan requires developments to make the fullest contribution to tackling climate change by minimising carbon dioxide emissions, adopting sustainable design and construction measures and prioritising decentralised energy, including renewable technologies. Policy 5.2 sets out a minimum target reduction for carbon dioxide emissions in buildings of 25% over the Target Emissions Rates outlined in the national Building Regulations. The London Plan sets out that development proposals should contribute to this by minimising carbon dioxide emissions in accordance with the Mayors energy hierarchy (‘be lean, be clean, be green’).

7.5.2 Policy 5.4 requires boroughs to develop policies and proposals within their

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LDFs regarding the sustainable retrofitting of existing buildings, and is therefore applicable in this instance. Policy 5.7 of the London Plan 2011 states that major development proposals should provide a reduction in expected carbon dioxide emissions through the use of on-site renewable energy generation, where feasible.

7.5.3 An application for a major development is required to demonstrate, through a detailed energy assessment, how these targets are to be met within the framework of the Mayor’s energy hierarchy. The applicant has submitted an Energy Statement drafted by Hyder Consulting, which outlines the measures that will be employed in the construction of the development in order to minimise its lifetime energy consumption and associated production of carbon dioxide.

7.5.4 The application submissions set out the following measures:

Be Lean: A range of energy efficiency measures to include efficient lighting, improved building fabric standards, natural ventilation and efficient cooling systems. This would reduce regulated carbon emissions by 2.0% below baseline emissions. Be Clean: The strategy proposes implementation of a gas fired CHP engine and efficient gas boilers connected to a communal heating system, which would supply hot water and space heating around the development. This would reduce regulated carbon emissions by 35.3% below baseline emissions. Be Green : The applicant’s energy consultants have explored a range of available on-site renewable technology options, which could be employed to achieve energy savings for the size, scale and type of development proposed. It is proposed to install PV panels on all suitable areas of the roof. This could potentially deliver a carbon reduction of up to 12.1% depending on the extent of PV coverage.

7.5.5 The application submission therefore set out that the development could achieve a target reduction for regulated carbon dioxide emissions over the Target Emission Rate outlined in the national Building Regulations, in compliance with relevant London Plan requirements.

7.5.6 Saved Policy 35 of the UDP states that all development proposals should show how they incorporate sustainable design and construction principles. The Council’s SPD on Sustainable Design and Construction states that all non- residential developments should achieve a minimum BREEAM rating of ‘Very Good’. BREEAM (Building Research Establishment’s Environmental Assessment Method) is a standard assessment method established by the Building Research Establishment (BRE), used to assess the environmental impact of non-domestic buildings. BREEAM New Construction is the appropriate assessment methodology as it can be applied to part new-build, part refurbishment projects such as Norwich House.

7.5.7 A BREEAM Construction Sustainability Statement has been submitted by Hyder Consulting. This report assesses the proposal against ten categories and concludes that the proposal would attain a BREEAM New Construction ‘Very Good’ rating. This would be in accordance with relevant development

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plan policies.

7.5.8 If planning permission is granted it is recommended that a condition is attached stating that the a final Code Certificate confirming that a BREEAM ‘Very Good’ rating has been achieved is submitted to the Council no later than 6 months from the substantial completion of the development.

7.6 Refuse and Recycling Considerations

7.6.1 Policy S8 of the Core Strategy places a requirement on developments to contribute to the sustainable management of waste. Specific guidance is set out within the Council’s ‘Waste and Recycling Storage and Collection Requirements’ guidance (2006). In addition, Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy (January 2011) seek to ensure that proposals for waste collection and servicing strategies have a minimal impact on the performance and safety of the highway network.

7.6.2 Separate refuse storage provision would be provided for the hotel, serviced apartments and retail use. The storage areas would be located within the curtilage of the site. The hotel storage would be along the northern access road, the serviced apartment storage would be integral to the building, and the retail storage would be within the rear storage area. Refuse collection and servicing would be undertaken from within the curtilage of the site, and not from Streatham High Road.

7.6.3 If planning permission is granted it is recommended that a condition be imposed to provide a waste management plan to ensure that adequate provision is made for the management of waste litter and refuse of the premises, in the interests of the residential amenities of the area.

7.7 Crime Prevent ion

7.7.1 Saved Policy 32 of the UDP requires that development should enhance community safety. Development will not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder. This requirement is contained within Section 17 of The Crime and Disorder Act 1998 which imposes an obligation on the Local Planning Authority to consider crime and disorder reduction in the assessment of planning applications. Policy S9(f) of the Core Strategy requires the Council to improve and maintain the quality of the built environment and its liveability by creating safe and secure environments that reduce the opportunities for crime, the fear of crime, anti- social behaviour, having regard to Secured by Design standards.

7.7.2 The Council’s Design Out Crime officer was consulted during consideration of the proposal. Comments advise that in general terms the introduction of the differing planning usages within this site is likely to be beneficial for the area and should encourage activity, overlooking and natural surveillance. Whilst concerned over potential crime opportunities consequent upon the detailed layout of the development, the officer has confirmed that a requirement to comply with ‘Secure by Design’ would be capable of addressing these issues. A condition to this effect is recommended. The CPDA has also recommended

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that the Council’s CCTV Manager be consulted in order to establish whether CCTV provision be secured as part of any planning approval.

7.7.3 Comments have been sought from both the Council’s CCTV Development Manager and the Streatham Area Crime Reduction Manager (ACRM). Both officers have advised that the change of use of the premises to one linked to an alcohol licence has the potential to attract larger numbers of customers to the area and generate anti-social behaviour. It is recommended that the provision of CCTV be sought as part of any planning approval.

7.7.4 Planning officers consider that this could be reasonably secured through a planning condition requiring details of the provision of on-site CCTV provision. The applicant would be advised that particular attention should be paid to the Streatham High Road frontage as the principal access point to the development.

7.8 S106 Obligations & M ayoral CIL

7.8.1 Policy S10 of the Core Strategy aims to secure planning obligations which will be sought to mitigate the direct impact of the development within the locality. The Council’s Supplementary Planning Document for S106 Planning Obligations was used to facilitate the calculation of contributions for this application.

7.8.2 The Community Infrastructure Levy Regulations 2010 explicitly set out that planning permissions should only be granted subject to completion of a planning obligation where the obligation meets all of the following tests. A planning obligation should be (i) necessary to make the development acceptable in planning terms; (ii) directly related to the development; and (iii) fairly and reasonably related in scale and kind to the development.

7.8.3 The development would deliver the following s.106 obligations:

• Local labour in construction contribution of £ 11,875 • Local labour in construction commitments: Promotion of opportunities for local residents to be secured through a Training and Employment Skills Plan. • Cultural activities contribution (public art, libraries and other cultural activities in Streatham) of £47,500 • General employment and training contribution of £ 13,459 • Parks, open spaces and/or play space contribution of £ 47,728 • Public Realm revenue contribution of £4,772 • Travel plan submission and a monitoring fee of £1,000 • S106 monitoring fee of £ 6,316

7.8.4 The total contribution for the proposed scheme would be £132,650.

7.8.5 It is advised that the scheme will also be liable to a Mayoral CIL payment towards Crossrail implementation. This will amount to £262,535 and is in addition to the S106 package set out above. This contribution does form part of the Lambeth development plan policy obligations and, is to be secured and

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monitored by the Council on behalf of the Mayor.

7.8.6 In summary, it is considered that the above provisions, once secured under s106 agreement of the 1990 Act, would appropriately mitigate against any potentially harmful impacts of the development upon local infrastructure.

7.9 Other matters

Quality of Hotel Accommodation

7.9.1 All hotel rooms and serviced apartments would include windows and internal bathrooms. The Council has no policies controlling the size of the rooms, and in this respect, the room sizes proposed have been governed by commercial factors relating to minimum customer requirements. Notwithstanding, the accommodation proposed would be consistent with the type of hotel provider and considered appropriate in this town centre location.

7.9.2 The ground floor rooms would have privacy restrictions as they face onto the access road or parking areas to the north or face onto the rear service yard or parking area to the south. However, this is not considered a significant issue for hotel accommodation, as occupants would likely only be in residence for short periods of time.

7.9.3 The submitted Daylight/Sunlight report acknowledges that a number of hotel bedrooms, particularly to the central block and the lower floors, would fail to meet BRE lighting assessment criteria for bedrooms. However, officers acknowledge that hotel rooms are typically commercially controlled spaces predominantly used for sleeping and typically at night, or for resting during the day and therefore do not require higher demands of task lighting. They are not subject to the daylighting requirements for habitable rooms within dwellinghouses (Class C3) due to their function and low day-time occupancy rates. The Council has no policies or standards in place to control this form of development. In this instance, no objection is raised to the proposal.

Disabled access

7.9.4 An access statement has been submitted with the application. The proposal provides level entry access points for the serviced apartments and hotel from street access. The hotel is served by level access to the rear for staff, employees and for servicing purposes.

7.9.5 Further to a request by officers, the number of wheelchair accessible hotel rooms has been increased to 10, a total of 10%, which would be in line with London Plan Policy 4.5, which states that boroughs should seek at least 10% of net additional hotel bedrooms to be wheelchair accessible. Six (11%) of the serviced apartments would be adaptable/accessible for disabled users. The agent has confirmed that flat and level access will be provided through all main entrances and the building will comply with Part M of the Building Regulations.

8.0 Conclusions

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8.1 In conclusion, the premises is considered to be a suitable location for a hotel/serviced apartment use, being located within Streatham Town Centre and with a PTAL rating of 6a. There is a clear economic benefit of the scheme, which will aid in bringing an underutilised and ageing site back into viable economic use, which in turn would have wider regenerative benefits to Streatham Town Centre and local businesses. On this basis officers consider that the loss of Class B1 office employment floorspace can be justified in planning policy terms.

8.2 The proposal is acceptable on all other material planning consideration as it would be of an appropriate design that would preserve identified heritage assets and their setting; it would preserve the amenity of the occupiers of neighbouring residential properties; and would not harm conditions of on-street parking or prejudice conditions of the free flow of traffic and highway safety.

8.3 Furthermore, provisions are to be secured under S106 of the Town and Country Planning Act 1990 to ensure the delivery of employment and training opportunities for local residents and, to mitigate the impact of the development on the local environment and the highway network.

8.4 It is therefore considered that the development is compliant with the relevant policies of the development plan and, there are no other material planning considerations of sufficient weight that would dictate that the application should nevertheless be refused.

9.0 Recommendations

Recommendation A

9.1 Application Ref: 12/00007/FUL

Grant planning permission subject to the conditions listed below and the satisfactory completion of a Section 106 legal agreement to deliver the obligations listed above.

Application ref: 12/00008/CON

Grant conservation area consent subject to the conditions listed below.

Recom mendation B

9.2 In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, having regard to the Heads of Terms set out in the report, to negotiate and complete a Section 106 agreement with the appellants in order to meet the requirements of the Planning Inspector.

10.0 Summary of the Reasons

10.1 In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material

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considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant:

10.2 Local Development Framework Core Strategy (January 2011)

• Policy S1 Delivering the Vision and Objectives • Policy S3 Economic Development • Policy S4 Transport • Policy S7 Sustainable Design and Construction • Policy S8 Sustainable Waste Management • Policy S9 Quality of the Built Environment • Policy S10 Planning Obligations • Policy PN4 Streatham

London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

• Policy 4 Town Centres and Community Regeneration; • Policy 7 Protection of Residential Amenity; • Policy 9 Transport Impact; • Policy 14 Parking and Traffic Restraint; • Policy 19 Active Frontage Uses; • Policy 21 Location and Loss of Offices; • Policy 23 Protection and Location of Other Employment Uses; • Policy 29 The Evening and Late Night Economy, Food and Drink and Amusement Centre Uses; • Policy 31 Streets, Character and Layout; • Policy 32 Community Safety/Designing out Crime; • Policy 33 Building Scale and Design; • Policy 35 Sustainable Design and Construction; • Policy 38 Design in Existing Residential/Mixed Use Areas; • Policy 39 Streetscape, Landscape and Public Realm Design; • Policy 45 Listed Buildings; and • Policy 47 Conservation Areas.

11 .0 Applica tion 12/00007/FUL: Conditions

STANDARD CONDITIONS

1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The development hereby permitted shall be carried out in accordance with the

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approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

DESIGN & HERITAGE

3 Notwithstanding details shown on the approved plans, no development works above ground shall commence until detailed plans, samples, and a schedule of all external materials (where applicable) to be used in the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. In particular the following details must be submitted:

(a) Details of materials used on all external elevations (to include any brickwork, cladding, render and coping) (b) Details of all windows and doors (section and elevations at scale 1:10) (c) Details of all balconies, balconettes, terraces and bays (scale 1:20) (d) Details of rain water goods to include locations, routes and fixings.

The development shall thereafter be carried out solely in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure a high standard of design, to safeguard the visual amenities of the locality and to preserve or enhance the character of the Streatham High Road and Streatham Hill Conservation Area (Policies 31, 33, 38, 45 and 47 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010 and Policies S9 and PN4 of the Lambeth Core Strategy (2011)).

4 No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of the buildings, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure a high standard of design, to safeguard the visual amenities of the locality and to preserve or enhance the character of the Streatham High Road and Streatham Hill Conservation Area (Policies 31, 33, 38, 45 and 47 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010 and Policies S9 and PN4 of the Lambeth Core Strategy (2011)).

LANDSCAPING/BIODIVERSITY

5 No development works above ground shall commence until there has been submitted to and approved in writing by the Local Planning Authority a detailed scheme of soft and hard landscaping showing the treatment of all parts of the site not covered by the building. The proposals shall include the planting of specified trees, hedges, grass, shrubs, ground flora or climbers, and cover areas of open space within the development, including roofs, walls and boundary features. The landscaping scheme shall include an indication of how the planting would integrate with the proposal in the long term with regard to anticipated routine maintenance and protection. All tree, shrub and hedge

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planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 and current Arboricultural best practice.

Reasons: In order to introduce high quality soft and hard landscaping in and around the site in the interests of the ecological value of the site and to ensure a satisfactory landscaping of the site in the interests of visual amenity (Policies 39 and 47 of the Unitary Development Plan (2007): Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy (2011) and Policies S1 and S9 of the Lambeth Core Strategy (2011) and Policy 5.3 of the London Plan (July 2011)).

6 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the development hereby permitted or the substantial completion of the development, whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved landscaping scheme which within a period of five years from the occupation or substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development (Policies 39 and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Lambeth Core Strategy (2011) and Policy 5.3 of the London Plan (July 2011)).

7 Prior to the occupation of any part of the development hereby permitted, a detailed scheme for the construction, establishment and sustainable management of all areas of brown/green roofs proposed for the site shall be submitted to and approved in writing by the Local Planning Authority. This should be developed using good practice based on current advice with the aim to promote biodiversity but also assist with rainwater attenuation, in terms of its design and integration into other aspects of the development designed to reduce flooding and reduce potable water wastage.

Reason: In the interests of securing a more sustainable development and in order to promote biodiversity (Policy 35 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011, Policies S1 and S7 of the Lambeth Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

8 Notwithstanding any indication given on the approved drawings, the development hereby approved shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority a scheme for the siting and design of all walls, fencing and/or railings for the whole site

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(including details of those existing which are to be retained and of those proposed). The development shall thereafter be completed in accordance with the approved details and such walls or fencing as may be approved shall be erected before initial occupation of the development unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: To ensure a high quality standard of development, to safeguard and enhance the visual amenities of the locality and to ensure a satisfactory and continuing standard of amenity is provided (Policies 31, 33, 38, 39 and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Lambeth Core Strategy (2011)).

SUSTAINABILITY & RENEWABLES

9 The development hereby permitted shall be constructed to achieve a minimum criterion of ‘Very Good’ for the BREEAM New Construction standard (or subsequent superseding equivalent scheme). A BREEAM estimator assessment, indicating credits that are expected and how this will be achieved, shall be submitted for the Local Planning Authority’s approval prior to the commencement of works above ground. Further to this, a post construction review shall be undertaken and a BREEAM certificate demonstrating that the development has achieved minimum ‘Very Good’ standard (or above) shall be submitted to the Local Planning Authority no later than 6 months from the substantial completion of the development. The development shall thereafter be completed in accordance with measures set out in the approved estimator assessment.

Reason: In the interests of securing a more sustainable development (Policy 35 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011, Policies S1 and S7 of the Local Development Framework Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

10 The development shall be constructed so as to achieve a minimum target reduction for carbon dioxide emissions of 25% over the Target Emissions rates outlined in the national Building Regulations, as per the details set out in the Energy Statement by Hyder Consulting hereby approved. No later than 6 months from the substantial completion of the development verification that the development has achieved the relevant targets shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure an appropriate contribution to tackling climate change by minimising carbon dioxide emissions, adopted sustainable design and construction measures and prioritising decentralised energy, including renewable technology (Section 5 of the London Plan and Policies S1 and S7 of the Local Development Framework Core Strategy (January 2011).

11 Prior to the occupation of any part of the development hereby permitted, a scheme showing the siting, size, number and design of the Photovoltaic (PV)

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array as detailed in the approved Energy Statement by Hyder Consulting (dated October 2011) shall be submitted to and approved in writing by the Local Planning Authority. This shall include elevational and sectional drawings of the roof with the panels in situ and, manufacturer’s specifications. The equipment shall be sited so as to minimise its visual impact upon the external appearance of the building. The development shall thereafter be completed in strict accordance with the approved details and permanently retained as such for the duration of use.

Reason: In the interests of securing a more sustainable development and in order to control the overall design standard of the development (Policies 33, 35, 45 and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011, Policies S1, S7 and S9 of the Local Development Framework Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

TRANSPORT

12 No development shall commence until full details of the proposed construction methodology, in the form of a Method of Demolition and Construction Statement, has been submitted to an approved in writing by the Local Planning Authority (in consultation with Transport for London). The Method of Demolition and Construction Statement shall include details and arrangements regarding:

• the notification of neighbours with regard to specific works; advance notification of road closures; • details regarding parking, deliveries and storage (including details of the routing if delivery vehicles to and from the site and the accommodation of all site operatives’, visitors’ and construction vehicles loading, off- loading, parking and turning within the site during the construction period); • details regarding dust mitigation; • details of measures to prevent the deposit of mud and debris on the public highway; and • other measures to mitigate the impact of construction upon the operation of the highway and the amenity of the area.

The details of the approved Method of Demolition and Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and to avoid hazard and obstruction to the public highway (Policies 7 and 9 of the London Borough of Lambeth UDP: Policies saved beyond 5 th August 2010 and Policy S4 of the Lambeth Core Strategy (2011)).

13 Notwithstanding details shown on the approved plans, detailed drawings of the

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cycle storage areas including the layout, elevational treatment and manufacturer’s specification of the proposed cycle stands shall be submitted to and approved by the Local Planning Authority before first occupation of the development. Secure and sheltered provision shall be provided for a minimum of 38 cycles. The development shall thereafter be carried out solely in accordance with the approved details and retained as such for the duration of the use.

Reason: To ensure adequate cycle parking is available on site, to promote sustainable modes of transport and in the interest of the visual amenities of the area (Policies 9, 14, 33, 39 and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S4 and S9 of the Local Development Framework Core Strategy (January 2011)).

14 Prior to the occupation of any of the serviced apartments hereby permitted, a management plan detailing the operation of a Cycle Hire Pool Scheme for the 53 serviced apartments shall be submitted to and approved in writing by the Local Planning Authority. This shall include details of 10 hire bicycles to be provided within the purpose built storage enclosure. The development shall thereafter be completed in strict accordance with the approved details and permanently retained as such for the duration of use.

Reason: To ensure adequate cycle parking is available on site, to promote sustainable modes of transport for future occupiers of the serviced apartments (Policies 9, and 14 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S4 of the Local Development Framework Core Strategy (January 2011) and Policy 6.9 of the London Plan (2011)).

15 Notwithstanding details shown within the approved supporting documents, a revised Travel Plan which includes a comprehensive strategy for the management of vehicular coaches using the hotel/serviced apartments, shall be submitted to and approved in writing by the Local Planning Authority prior to the use hereby permitted commencing. The measures approved in the revised Travel Plan shall be implemented upon commencement of the use hereby permitted and shall be so maintained for the duration of the use, unless the prior written approval of the Local Planning Authority is obtained to any variation.

Reason: To ensure that the travel arrangements to the development are appropriate and to avoid hazard and obstruction being caused to users of the public highway (Policies 9 and 14 of the Unitary Development Plan Policies Saved Beyond 5 th August 2010 and Policy S4 of the Local Development Framework Core Strategy (January 2011)).

16 Prior to the occupation of any part of the development site hereby permitted, a Site Access and Parking Management Plan for the development to include a final layout plan shall be submitted to and approved in writing by the Local Planning Authority. This shall include details (including siting, elevations and manufacturer’s specification) of the provision of a replacement controlled

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access gate for the vehicular and pedestrian access onto the Streatham High Road frontage. Thereafter, the approved Site Access and Parking Management Plan shall be implemented and operated for the duration of the permitted use.

Reason: To prevent the parking areas becoming obstructed, to maximise use of parking bays, to ensure pedestrian and vehicular safety is not prejudiced and to ensure that satisfactory attention is given to security and community safety (Policies 7, 9, 14 and 32 of the Unitary Development Plan Policies Saved Beyond 5 th August 2010 and Policies S4 and S9 of the Local Development Framework Core Strategy (January 2011)).

17 The 3 disabled car parking spaces hereby permitted shall be designated, laid out and permanently allocated for use by disabled persons only. The spaces shall be used solely for this purpose and no other.

Reason: To ensure that parking provision is available for people with disabilities in accordance with the provisions of Policy S4 of the Local Development Framework Core Strategy (January 2011)) and Policy 6.13 of the London Plan (2011).

18 No part of the development hereby permitted shall be occupied or used until a strategy for the management of deliveries and servicing has been submitted to and approved in writing by the Local Planning Authority. Deliveries and servicing shall thereafter be carried out solely in accordance with the approved details.

Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway (Policies 9 and 14 of the Unitary Development Plan Policies Saved Beyond 5 th August 2010 and Policy S4 of the Local Development Framework Core Strategy (January 2011)).

19 At least 5 of the vehicular parking spaces shall be provided with electrical charging points for electric vehicles.

Reason: To encourage the uptake of electric vehicles in accordance with London Plan Policy 6.13.

RESIDENTIAL AMENITY

20 No mechanical ventilation, filtration or air conditioning system shall be installed or operated until details of the installation and operation of the system, including details of all external plant equipment and trunking, have been submitted to and approved in writing by the Local Planning Authority. The system shall thereafter only be installed and operated in accordance with the approved details.

Reason: To protect the amenities of adjoining residential occupiers and the surrounding area, the visual amenity of the area in general, and to preserve or enhance the character of the Streatham High Road and Streatham Hill

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Conservation Area (Policies 7, 31, 33, 38, and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

21 The development shall not be occupied until details of a sound insulation scheme designed to protect the amenity of occupants of the proposed serviced apartments within the frontage block facing onto Streatham High Road from noise emitted from road traffic, including means by which the habitable rooms can be effectively cooled and rapidly ventilated without the need to open windows, has been submitted to and approved in writing by the Local Planning Authority. The submission shall include details of the internal noise environment that will be achieved. The use hereby approved shall not commence until the works have been completed and any such noise insulation as may be approved shall be retained thereafter.

Reason: In the interest of the amenity of future users of the affected serviced apartments (Policies 7 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

22 The hours of operation of the ground floor cafe/restaurant use (Class A3) hereby permitted shall be submitted to, and agreed in writing by the Local Planning Authority prior to first occupation of that premises and shall not operate other than in accordance with the agreed hours without the prior approval in writing of the Local Planning Authority.

Reason: In the interests of the residential amenity of occupiers of adjoining residential properties and the surrounding area (Policies 7, 29 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

23 There shall be no amplified sound, speech, or music system fixed, used, or audible outside the premises.

Reason: In the interests of the residential amenity of occupiers of adjoining residential properties and the surrounding area (Policies 7, 29 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

24 The areas of flat roof, including the areas of green roof to the western boundary of the building as shown on the roof plan (Dwg no: 08013 P114 Rev P01) hereby approved, shall only be accessed for maintenance purposes, and shall not be used as a sitting out area or be used for any other recreational purposes whatsoever unless otherwise agreed in writing by the Local Planning Authority.

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Reason: In the interests of the residential amenity of occupiers of adjoining residential properties and the surrounding area (Policies 7 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

NOISE

25 Noise from any mechanical equipment or building services plant shall not exceed the background noise level when measured outside the window of the nearest noise sensitive or residential premises, when measured as a L90 dB(A) 1 hour.

Reason: In the interests of the residential amenity of occupiers of adjoining residential properties (Policies 7, 29 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

26 The Building works required to carry out the use/development allowed by this permission must only be carried out within the following times:-

• 08:00 Hours to 18:00 Hours, Monday to Friday • 09:00 Hours to 13:00 Hours on Saturdays • You must not carry out the required building works on Sundays, Bank or Public Holidays. • Noisy operations shall not take place outside these hours unless the Council has agreed in writing that there are exceptional circumstances, for example to meet police traffic restrictions, in an emergency or in the interests of public safety.

Reason: In the interests of the residential amenity of occupiers of adjoining residential properties (Policies 7, 29 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

27 All windows above ground floor level in the northern elevation of the development hereby permitted shall be:

(i) obscure-glazed up to a height of 1.7 metres above finished floor level of the room in which the window is installed to a glazing specification to be submitted to and approved by the Local Planning Authority, and (ii) non-opening unless the parts of the window which can be opened are more than 1.7 metres above the finished floor level of the room in which the window is installed,

and shall be permanently retained as such for the duration of the development,

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unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of the residential amenity of occupiers of adjoining residential properties and the surrounding area (Policies 7 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

REFUSE/WASTE MANAGEMENT

28 Notwithstanding any indication given on the approved drawings, full details of the refuse and recycling storage facilities for the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development hereby approved. The details shall include a description of the facilities to be provided including, where appropriate, lockable containers. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure the adequate provision is made for the storage of refuse on the site, in the interests of the amenities of the area (Policies 9, 33, 39 and 47 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S8 and S9 of the Local Development Framework Core Strategy (January 2011).

29 Details of a waste management plan for the development hereby approved, incorporating provision for refuse storage and recycling facilities on the site, the provision of storage for food waste, the provision of litter bins both inside and outside the premises for use by customers and any commercial refuse collection service to be used by the development, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development hereby approved. The refuse storage and recycling facilities shall be provided in strict accordance with the approved details and shall thereafter be retained as such for the duration of the permitted use, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure adequate arrangements are put in place for the storage of refuse on the site, in the interests of the amenities of the area and the safe operation of the adjacent public highway (Policies 9, 33, 39 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S4, S8 and S9 of the Local Development Framework Core Strategy (January 2011). COMMUNITY SAFETY/DESIGNING OUT CRIME

30 The development shall be constructed and operated thereafter to ‘Secured by Design’ standards. A certificate of accreditation to Secured by Design standards shall be submitted to the Local Planning Authority for approval in writing prior to first occupation of the development.

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Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5 th August 2010 refer, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

31 No development works above ground shall commence until there has been submitted to and approved in writing by the Local Planning Authority a strategy for the exterior lighting of the site including the lighting of all public/communal areas. The details approved shall be implemented prior to the commencement of use of the development hereby permitted and shall thereafter be retained for the duration of the permitted use, unless the written approval is received from the Local Planning Authority for any variation.

Reason: In order that the Local Planning Authority may be satisfied as to the details of the proposal in the interests of the amenity of neighbouring occupiers and the security of the site. (Policies 7, 32 and 33 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5 th August 2010 refer, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

32 Full details of a scheme for internal and external CCTV coverage of the site hereby permitted shall be submitted to an approved in writing by the Local Planning Authority. The CCTV scheme shall be implemented in accordance with the approved details prior to first occupation of the development and shall be retained thereafter for the duration of the permitted use.

Reason: To ensure that satisfactory attention is given to security and community safety and in the interests of the amenity of neighbouring occupiers (Policies 7, 29, 32 and 33 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5 th August 2010, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

OTHER

33 The hotel/serviced apartment (Class C1) use hereby permitted shall be constructed to include at least 10% of the hotel rooms and serviced apartments as wheelchair accessible or easily adaptable for future users who are wheelchair users. The units shall be provided before first occupation of the development and permanently retained as such for the duration of the use.

Reason: To ensure that an adequate proportion of the proposed hotel rooms and serviced apartments are wheelchair accessible or adaptable for wheelchair use (Policy 7.2 of the London Plan (2011)).

34 The serviced apartments hereby approved shall only be occupied as short term lets for periods less than 90 days for purposes within Use Class C1 of the Town and Country Planning (Use Classes) Order 2005 (as amended) and for no other purpose.

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Reason: For the avoidance of doubt, to ensure its use as temporary sleeping accommodation, to ensure that the apartments are not used as self-contained dwellings within Use Class C3 and to prevent circumvention of the Council’s affordable housing policies (Policy S2 of the Local Development Framework Core Strategy (January 2011) and Policies 3.11, 3.12 and 3.13 of the London Plan (2011)).

35 The ground floor cafe/bar shown on approved drawing no. D-004 Rev D shall only be used for purposes ancillary to the hotel use hereby approved within Use Class C1 of the Town and Country Planning (Use Classes) Order 2005 (as amended) and for no other purpose.

Reason: For the avoidance of doubt and to allow the Local Planning Authority to monitor land use and the concentration of food and drink uses in Streatham Town Centre in order to safeguard the vitality and viability of the town centre and to protect the amenities of adjoining residential occupiers (Policies 4, 7, 19, 29 and 33 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

36 The proposed building shall be built to the ground levels and heights as shown on the approved drawings or lower and if the indicated existing heights and levels of the neighbouring properties should prove to be erroneous, then the heights of the proposed building shall be no higher than the relative height difference(s) between the heights of the neighbouring properties and proposed buildings unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to ensure that the proposed development is built to the heights relative to adjoining properties as shown on the approved drawings in the interests of visual and residential amenity (Policies 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5 th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

Application 12/00008/CON: Conditions

1 The works to which this consent relates must be begun not later than the expiration of three years beginning with the date of this decision notice.

Reason: To comply with the requirements of Section 18(1)(a) of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1991.

2 No demolition of any (or part) of the buildings within the application site shall take place until a contract for construction of the replacement structures has been presented to and approved in writing by the Local Planning Authority and planning permission has been granted for redevelopment for which the contact provides.

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Reason: In accordance with the provisions of saved Policy 47 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011).

3 The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning

12.0 Informatives

1 This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2 You are advised that this consent is without prejudice to any rights which may be enjoyed by any tenants/occupiers of the premises.

3 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council’s Building Control Officer.

4 Your attention is drawn to Section 4 and 7 of the Chronically Sick and Disabled Person Act 1970 and the Code of Practice for Access for the Disabled to Building (B.S.5810:1979) regarding the provision of means of access, parking facilities and sanitary conveniences for the needs of persons visiting, using or employed at the building or premises who are disabled.

5 You are advised that this permission does not authorise the display of advertisements at the premises and separate consent may be required from the Local Planning Authority under the Town and Country Planning (Control of Advertisements) Regulations 1992.

6 You are advised that this permission does not authorise alterations to the shopfronts at the premises and separate consents may be required from the Local Planning Authority under the Town and Country Planning Act 1990 (as amended).

7 Your attention is drawn to the need to comply with the requirements for the Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council’s Environmental Health Division.

8 You are advised all conditions which require further details to be submitted to and approved by the Local Planning Authority need to be accompanied by an application form and a fee. The application form and fee schedule can be viewed at www.lambeth.gov.uk/planning .

9 It is current Council policy for the Council’s contractor to construct new

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vehicular accesses and to reinstate the footway across redundant accesses. The developer is to contact the Council’s Highways team on 020 7926 9000, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council’s costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council’s specification.

10 You are advised of the necessity to consult the Council’s Principal Highway Engineer of the Highways Team on 020 7926 2620 or 079 0411 9517 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

11 You are advised of the necessity to consult the Council’s Streetcare team within the Public Protection Division with regard to the provision of refuse storage and collection facilities. The London Borough of Lambeth’s Waste and Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (May 2006) is available on the planning pages of the Council’s website: www.lambeth.gov.uk/planning

12 As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following: - name a new street - name a new or existing building - apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below. Street Naming and Numbering Officer e-mail: [email protected] tel: 020 7926 2283

13 The evaluation of any risks to human health arising from the site should be discussed with the Local Planning Authority’s Environmental Health department.

14 Thames Water recommended that the following informatives be added to this planning decision.

(a) With regards to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the

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receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required on 0845 80 2777.

(b) Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 85074890 or by e-mailing [email protected] . Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality . Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.

(c) Thames Water will aim to provide customers with a minimum pressure of 10m head (Approx 1 bar) and a flow rate of 9 litres per minute at the point where it leaves Thames Water’s pipes. The developer should take account of this minimum pressure in the design of the proposed development.

15 In relation to condition 16 (Site Access and Parking Management Plan) of planning consent 12/00007/FUL, it is advised that the Council’s Transport Planner has expressed his preference for all spaces to be pooled with a pre- booking arrangement in place for guests wanting to use them. You are advised to discuss this condition with the Council’s Transport Planning team in advance of submission of details for discharge.

16 With respect to Condition 32 (Details of CCTV) the applicant is advised to contact the Council’s CCTV Development Manager (Mr Kevin White – [email protected] or 02079260490) to discuss provision of CCTV to the Streatham High Road frontage.

17 In order to minimise visual clutter on balconies, bays and balconettes arising from the drying of laundry, the Local Planning Authority would recommend that provision of laundry drying facilities for all serviced apartments be provided as part of the development.

______

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Section 1 – Site Location Map

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Site address Julian’s Primary School, 226 Leigham Court Road, London SW16 2RB

Ward Streatham Wells

Proposal Demolition of existing buildings and redevelopment of site to provide a part one, part two part three storey building (including lower ground) to create a three form entry primary school with hard and soft landscaping, additional habitat areas, provision of 11 parking spaces, 2 disabled parking spaces and 44 cycle spaces.

Application type Full Planning Application

Application ref(s) 12/03039/FUL

Validation date 31 st August 2012

Case officer details Name: Sarah Lowes Tel: 020 7926 1248 Email: Slowes@lambeth .gov.uk

Applicant Dr Sylvester Eyong

Agent Amy Jones - Lambert Smith Hampton

Considerations/constraints Site of Local Nature Conservation Importance

Approved plans Energy Assessment and Statement of Renewable Energy August 2012, Breeam Pre-Assessment July 2012, Arboricultural Survey July 2012, Arboricultural Impact Assessment and Arboricultural Method Statement July 2012, Statement of Community Involvement August 2012, Daylight Sunlight Overshadowing Report, Preliminary Contamination Assessment Report August 2012, Desk Study and Extended Phase 1 Habitat Survey, Flood Risk Assessment July 2012, Acoustic Design Report, Planning Statement August 2012, Transport Statement August 2012, Reptile and Bat Survey August 2012, Stage 2 Bat Survey October 2012, 12005/PA(05)001 P1, PA(05)010 P2, PA(05)006 P2, PA(05)003 P2, L(PA) 106 P1, PA(05)007 P2, PA(05)105 P1, PA(05)105, X(PA)102 P2, X(PA)103 P2, L(PA) 101 P2, PA(05)008 P1, X(PA)100 P1, PA(05)005 P2, PA(SK)001 P1, PA(05)009 P2, PA(05)011 P2, PA(05)002 P2 and PA(05)004 P2.

Recommendation(s) Grant Planning Permission

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Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 12/11/2012 13/11/2012 N/A

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Consultation

Department (s) or Organisation (s) Consulted ? Date Comments (y/n) response summarised received in report? (y/n) Internal Highways & Transport Y 18/09/2012 Y Conservation & Urban Design Y 29/09/2012 Y Crime Prevention Design Advisor Y 18/09/2012 Y Education Y 14/09/2012 Y Planning Policy Y N/A Y Noise and Pollution Y 13/09/2012 Y Parks and Greenspaces Y 24/10/2012 Y

External Streatham Society Y N/A N Streatham Action Y N/A N Sports England Y 07/09/2012 Y Natural England Y 10/09/2012 Y

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 The key issues relating to this case are as follows:

The main issues involved in this application are: -

• the role of the development in meeting educational need in the Borough;

• whether there would be any implication in terms of the use of the site as a three form entry Primary School

• whether the existing buildings to be demolished display sufficient architectural merit so as to warrant protection, the site is not located within a Conservation Area;

• whether the scale, layout, appearance and landscaping of the development shown would relate satisfactorily to site, local context and surrounding area;

• the acceptability of the limited tree felling as would be necessary to facilitate the development;

• the sustainability of the development;

• the impact of the development upon the amenity of neighbouring residential properties, having particular regard to the scale and location of development presented and activities associated with the school

• the implications of the development for the function of the surrounding road network, conditions of on-street parking, highway safety and public transport capacity;

• the ecological implications of the development; and

• whether the development would include suitable measures to minimise opportunities for crime.

2 Site Description

2.1 The application site is located within the Streatham Wells ward on the western side of Leigham Court Road. The site is land locked by residential properties on Leigham Court Road to the east, Delphian Court and Curtis Field Road to the North, South Oak Road to the west and Etherstone Road and Etherstone Green to the South. The site is accessed off both Leigham Court Road and Etherstone Road, the Leigham Court Road access is both pedestrian and vehicular and the access off Etherstone Road is solely pedestrian.

2.2 The site is rectangular in shape, 1.16 hectares and hosts Julian’s Primary School. The buildings on the site consist of a number of one and two storey brick built buildings. The school has a number of piecemeal extensions and

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temporary buildings to facilitate a number of bulge classrooms. The land within the site slopes down from south to north and there is a cross slope from east to west, the lowest point within the site is the north-western corner.

2.3 The western side of the site is used as playing field, allotments and a nature garden with the eastern side hosting the main school buildings. Given the difference in land levels there are a number of ramps and steps within the school grounds and recent works to the playing field have created a number of plateaus. Hardsurfacing and car parking (for 16 cars) is provided to the southeast of the site adjacent to the access from Leigham Court Road. A caretaker’s house is located within the southern part of the site adjacent to the entrance from Etherstone Road.

2.4 The western boundary of the site adjoins the rear gardens of residential properties on South Oaks Road and the eastern boundary adjoins rear gardens of residential properties on Leigham Court Road.

2.5 The site is not located within a conservation area and none of the buildings within or surrounding the site are listed. Leigham Court Road is a classified road and the Public Transport Accessibility is very poor to poor (2/1b). The Core Strategy proposal map identifies the northern and western part of the site as a Site of Local Nature Conservation Importance (SINC). There are 29 trees and 11 groups of trees on the application site, with the majority of trees located on the northern and southern boundaries.

2.6 The school is currently 1.5 form entry and accommodates 360 pupils with 63 teaching staff. The existing building footprint is 1891m2 and the gross internal floor area of the school is 1941m2.

3 Planning History

3.1 Planning Application (11/01235/RG3) Granted by Planning Application Committee on the 2nd August 2011 for the Erection of a temporary single storey modular classroom with associated access ramp and staircase located to the south of the site.

3.1 Planning Application (10/03638/RG3) Granted by Planning Applications Committee on 25 th January 2011 for the Installation of a temporary (7 years) single-storey modular building to the west of the main school building to provide two additional classrooms, a meeting room, fenced play areas and landscaping along with the provision of a canopy located to the south eastern corner of the site.

3.2 Planning Application (10/01326/RG3) Withdrawn for the installation of two single-storey modular buildings to provide 3 additional classrooms and a dining room with a canopy attached to the northern modular building together with the formation of associated play areas and landscaping within the southwest corner of the site.

3.3 Planning Application (07/03797/RG3) Granted for the erection of a temporary

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building within the northwest corner of the site for use as a classroom for a temporary period of seven years.

3.4 Planning Application (06/00211/RG3) Granted for replacement of existing timber and metal windows with new uPVC windows.

4 Proposal

4.1 The application seeks permission for the demolition of the existing school buildings and the redevelopment of the site to provide a part one, part two part three storey building (including lower ground) to create a three form entry primary school with hard and soft landscaping, additional habitat areas, provision of 11 parking spaces, 2 disabled parking spaces and 44 cycle spaces.

4.2 The proposed development would provide a new three form entry school within the application site. All of the existing buildings on the site would be demolished. The proposed building would be ‘T’ shaped with three wings, sited within the southern part of the application site with the remaining site provided as open space and play space. The existing Muga within the north eastern part of the site would remain.

4.3 The proposed ‘T’ shaped building would have a maximum depth of 48m and a maximum width of 67m. The proposed building would have varying heights within the site given the significant changes in ground levels. However the maximum height of the proposed building on the western elevation would be 11.7m, on the eastern boundary 9m when viewed from the north of the proposed building. The hall element of the proposal which is sited within the central wing would have a maximum height of approximately 15m when viewed from the north elevation.

4.4 The proposed building would be sited centrally within the southern part of the application site. The proposed building would be sited at the closest points, the following distances from each boundary:

West Boundary (adjoining properties on South Oaks Road) – 2m East Boundary (adjoining properties on Leigham Court Road) – 3.2m South Boundary (adjoining properties on Etherstone Road) – 27m North Boundary (adjoining Delphian Court and properties on Curtis Field Road – 95m

4.5 The proposed building would consist of three wings, the west and east wings which would host all the teaching space and the central wing which hosts the school hall, communal teaching space and administrative functions. The proposed building would have a number of floors which address the change in land levels within the site. The ground level from the south of the site would provide the main entrance to the school and the building would read as single storey with a double storey hall. From the north of the site the proposed school building would read as three storey with ground level being at lower ground floor level (west wing) and upper ground floor level (east wing). The layout of each floor is proposed as follows:

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Entrance level

Eastern Wing – Six class rooms (two clusters of three for reception and years 2), direct access to external play for classroom cluster within the southern elevation Western Wing – Cluster of three classrooms for Year 6, with direct access to roof top play space within the north elevation. Central Wing – The main administrative functions, reception, offices, school hall, kitchen studio and library

Upper Ground floor

Eastern Wing – Cluster of three classrooms for Year 1 facing out onto the northern part of the site and direct access to external play. Western Wing – Two clusters of three classrooms for Years 4 and 5. The three classrooms facing south would have direct access to external play. Central Wing – Staff room

Lower ground floor

Western Wing – Cluster of three north facing classrooms for Year 3 with direct access to external play space. Central Wing – Music Studio

4.6 At roof level there would be some external teaching space on top of the east wing. In addition space would be provided for PV solar panels on top of both the east and west wings. Plant equipment would also be provided on the southern part of the central wing.

4.7 The proposal would involve extensive landscaping, with the whole of the northern part of the application site given over to open and play space, which would take the form of both hard and soft surfacing. The existing allotments and nature garden and muga would remain. The proposed works would also include the loss of 5 trees and three tree groups to facilitate the development mainly to the southern part of the application site.

4.8 The southern part of the site would form the main access and entrance to the school and provide car (13 spaces (include two disabled) cycle (44 spaces) and scooter (14 spaces) parking. The two existing entrance points would be retained in their current form with Etherstone Road entrance providing pedestrian access and the Leigham Court Access servicing both vehicle and pedestrians. It is proposed that the southern part of the site would be mainly hard surfaced with some soft landscaping delineating between vehicle and pedestrian routes. Refuse and recycling storage would be provided to the south of the proposed building.

4.9 The proposed development would have a footprint of 1830m2 and provide 3050m2 of gross internal floor space. To facilitate the three form entry school the proposal would provide 630 school places (270 more than the existing

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school) with 63 teaching staff.

5 Consultations and Responses

5.1 Letters were sent to 138 neighbouring properties within the vicinity of the site, the addresses are as follows:

1-23 (odds) Curtis Field Road 1-24 Delphain Court 1-12 Etherstone Green 1-13 and 62-64 Fawcett Close 1 Springwell Road 1-20 Suffolk Court Leigham Court Road 8-18 (evens) and 98 Etherstone Road 194-234 (evens) Leigham Court Road 45-75 South Oaks Road

5.2 A site notice was erected and an advertisement was published in the Lambeth Weekender on the 21 St September 2012.

Internal consultation

5.3 Urban Design – No objections to the proposal subject to conditions

5.4 Transport and Highways – No objections subject to conditions

5.5 Crime Prevention Officer – No objections to the proposal subject to compliance with Secure by Design/schools.

5.6 Education – Comments provided in support of the proposal.

5.7 Environnemental Services : Noise and Pollution – No objections

5.8 Parks and GreenSpaces – No objections

5.9 Planning Policy - No comments received

5.10 Streetcare – No comments received

External consultation

5.11 The Streatham Society and Streatham Action have been consulted on the application and no responses have been received.

5.12 Sport England have been consulted on the application and have not raised any objections in regards to the proposal.

5.13 Natural England have also been consulted however responded with no comments.

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5.14 2 objection letters from neighbours were received. The details of the objections are outlined below:

No. of Letters No. of Objections No. in support Comments sent 138 2 0 0

Issue raised by Objector Officer response • The proposal would • The existing caretakers accommodation on the result in a loss of application site is considered to be ancillary to the residential school use and within the D1 use class. This accommodation. residential unit is used only in conjunction with the school site. As such the proposal would not result in a loss of permanent residential (use class C3) floor space.

6 Planning Policy Considerations

National Guidance

6.1 The National Planning Policy Framework (NPPF) was published in March 2012 and forms the national planning policy basis. The following paragraphs are of specific relevance to this application:

Chapter 8 Promoting Healthy Communities

Paragraph 72 Paragraph 74

Chapter 11 Conserving and Enhancing the Natural Environment

Paragraph 109 Paragraph 116 Paragraph 118 Paragraph 125

The London Plan 2011

6.2 The London Plan was published in July 2011.

6.3 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. All Borough plan policies are required to be in general conformity with the London Plan policies

6.4 The key policies of the plan considered relevant in this case are:

Policy 3.18 Education facilities

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Policy 5.3 Sustainable Design and Construction Policy 5.7 Renewable energy Policy 6.3 Assessing effects of development on transport capacity Policy 6.9 Cycling Policy 6.10 Walking Policy 6.11 Smoothing traffic flow and tackling congestion Policy 6.12 Road network capacity Policy 6.13 Parking Policy 7.1 Building London’s Neighbourhood and Communities Policy 7.2 An Inclusive Environment Policy 7.3 Designing out Crime Policy 7.4 Local Character Policy 7.6 Architecture Policy 7.15 Reducing noise and enhancing soundscapes Policy 7.19 Biodiversity and access to nature

Local Planning Policies

6.5 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan (adopted 22 nd July 2011), the Lambeth Core Strategy (adopted 19 January 2011) and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’. Material considerations include the National Planning Policy Framework.

6.6 Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010

Policy 7 Protection of Residential of Amenity Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 26 Community Facilities Policy 31 Streets, Character and Layout Policy 32 Community Safety/Designing out Crime Policy 33 Building Scale and Design Policy 35 Sustainable Design and Construction Policy 38 Design in Existing Residential / Mixed Use Areas Policy 39 Streetscape, Landscape and Public Realm Design Policy 50 Open Space and Sport Facilities

6.7 Local Development Framework: Core Strategy January 2011

Policy S1 Delivering the Vision and Objectives Policy S2 Housing Policy S4 Transport Policy S5 Open Space Policy S6 Flood Risk Policy S7 Sustainable Construction and Design

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Policy S8 Sustainable Waste Management Policy S9 Quality of the Built Environment

7 Land Use

7.1 The application seeks to redevelop the existing school site to provide a new three form entry school. The NPPF states ‘ The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education.’

7.2 The proposal in conjunction with the recently approved new Norwood School which would be affiliated to Julian’s primary school would provide 5 forms of entry within the West Norwood /Streatham Area, which is considered to be a combined co-ordinated approach to provide primary school places within an area of the borough which has an identified shortage.

7.3 London Plan Policy 3.18 relates specifically to education facilities and states that development proposal which enhance the education provision will be supported particularly those which address the shortage of primary school places. In addition proposals for new schools should be given positive consideration and should only be refused where there are demonstrable local impacts.

7.4 The spatial vision of the Local Development Framework Core Strategy (2011) sets out that by 2025 the 5460 additional primary school place will have been created. Policy S1 sets out that a strategic objective of the Core Strategy is to deliver essential social infrastructure.

7.5 Saved Policy 26 of the Unitary Development Plan sets out that that development and improvement of facilities for the community is supported and promoted. The policy further states that proposal for new education facilities are supported where the site is appropriate for the intended use.

7.6 Saved Policy 50 of the UDP and Policy S5 of the Core Strategy state the Council will protect Open Space in the borough from inappropriate built development. The application site includes an area to the west of the site which is open space; this part of the site is also a site of nature conservation importance. Saved Policy 50 states some development on open space may be permitted if it comprises development that makes compensatory provision in the vicinity for open space of equal or better size and quality and if the development protects the nature conservation value and biodiversity of the land.

7.7 The proposed development, whilst located on part of the open space within the site, would result in a reduced overall built footprint (existing -1891m2 and proposed 1830m2) and more of the site would be provided as open space. The open space would be reconfigured in order to make the space more useable and appropriate for educational and sporting purposes, rationalising the land levels and providing surfacing, play equipment and landscaping. In addition to this, the development has been carefully designed with the nature conservation value of

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the site in mind. The proposed landscaping and built development are considered to be reflective of the nature of the site. The Council’s Ecology and Biodiversity Officer is in support of the proposal and of the development which is considered to enhance the nature conservation and biodiversity of the application site. In this regard it is considered that the proposal would comply with Saved Policy 50 of the UDP.

7.8 The proposal would redevelop the existing school site, which is 1.5 form entry, to provide a three form entry school providing 630 school places which is an additional 270 places. The existing lawful use of the application site is educational use within the D1 use class, the proposal would not result in any change of use and an improved educational facility would be provided. The proposal would increase the gross internal floor area of the school from 1941m2 to 3050m2. In this regard the proposal is considered to comply with National, Regional and Local planning policy providing additional enhanced primary school places in an area where there is an identified need.

7.9 The proposal would result in an intensification of the use of the site through increased floor space, however this would be provided within a rationalised new school building which would have a smaller built footprint than the existing building. Given the backland nature of the application and its site area, it is considered that the proposal would result in an effective use of land which would provide much needed additional primary school places within the borough.

8 Residential Amenity

8.1 Policy S2 of the Core Strategy and saved Policies 7, 26 and 33 of the UDP are relevant with regards to the impact of the development upon residential amenity.

8.2 Policy S2 of the Core Strategy requires high standards of residential amenity. Saved Policy 7 of the UDP sets out that the right of people to the quiet enjoyment of their homes will be respected.

8.3 Policy 26 of the UDP sets out that proposals for new or improved education facilities will be permitted provided that, amongst other things, the nature and scale of the proposal, including hours of operation, does not unacceptably harm the amenities of the area through noise, disturbance, or traffic generation. It is, however, important to note that Policy 26 is also encouraging of the utilisation of school facilities for the benefit of the wider community.

8.4 Policy 33 of the UDP sets out that building scale and design should protect the residential amenity of existing and future residents by having an acceptable standard of privacy; having an acceptable impact on levels of, and impact on daylight and sunlight; not creating unacceptable overlooking; not creating an undue sense of enclosure; and where appropriate, having sufficient outdoor amenity space.

8.5 The proposed school buildings would be re-sited to the southern part of the site. The proposal would result in the buildings been sited closer to residential properties which adjoin the western boundary of the application site on South

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Oaks Road than is currently the case. The siting of the proposed school building and most of the mass of the building would be contained mainly within the centre of the site away from the residential boundaries.

8.6 The proposed development would be sited adjacent to the following residential properties: on the western boundary to 59-65 (odd) South Oaks Road and on the eastern boundary to 210-216 (even) Leigham Court Road. Works would also occur on the southern boundary of the site bordering 10-18 Etherstone Road and 1-8 Etherstone Green.

Daylight/Sunlight

8.7 The applicant has submitted with the application a daylight and sunlight report in accordance with the British Research Establishment Guidance detailed within the document ‘Site Layout Planning for Daylight and Sunlight A Guide to Good Practice’. The report has identified a number of local residential properties which could be affected by the proposed development; these are properties which adjoin the application site.

8.8 The submitted report follows BRE guidance and assesses the Vertical Sky Component of windows which may be affected; the Vertical Sky Component (VSC) is the amount of skylight falling on a vertical wall or window. The optimum value for the VSC is 27% and any reduction below this level should be at a minimum. If the VSC, with the new development in place, is both less than 27% and less than 0.8 times its former value, then it is considered that the occupants of the existing building will notice the reduction in the amount of daylight.

8.9 The report indicates that the development would not affect light levels of properties on Leigham Court Road and the majority of properties on South Oak Road. The report shows that all the windows, within properties noted above, would have a VSC value of 27% or more which would not be reduced by less than 0.8 times its former value.

8.10 One property on South Oak Road no.67 would have the VSC of window 2 reduced to below 27% and reduced by more than 0.8 times their former values. This window would be located at ground floor. It is unknown what this window serves. The existing window does not achieve 27% VSC as the existing built form of no.67 is recessed back from the rear building line of properties on South Oak Road. The existing VSC is 21.5% and the proposal would result in a VSC of 18.5%, even though this fails the BRE it is considered to be a minimal reduction.

8.11 The BRE guidance sets out that the guidelines should be interpreted flexibly. The proposal would fail to meet the BRE guidance in relation to window 2 on the rear elevation of 67 South Oak Road however given the existing situation and inherent design flaws within the existing building it is considered that the proposal would not result in significant harm to light levels over and above the conditions that currently exist so far as to warrant a reason for refusal.

Sense of Enclosure/Overbearing Development

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8.12 The proposed school building is proposed to be a ‘T’ shape and consist of three wings, the east, west and central wings. The eastern wing of the proposed building would set 3.2m at its closest point from the boundary with 214 Leigham Court Road. The height of the proposed building at this point would be a maximum 7.2m. It should also be noted that the houses on Leigham Court Road are sited at a higher land level than the application site. The rear gardens of the properties on Leigham Court Road are approximately 25m in depth. Therefore at its closest point the proposed school building would be 28.2m from the rear elevations of the residential properties on Leigham Court Road. This distance along with the higher land level of Leigham Court Road is considered to indicate that the proposed development would not appear overbearing or create an undue sense of enclosure and would preserve the daylight/sunlight levels received within these residential properties.

8.13 The western wing of the application site would be sited at its closest point 2m from the western boundary which adjoins 61 South Oaks Road. At 11.8m high. The closest property on South Oaks Road is no.61 which has an 18m deep rear garden, resulting in a total of 20m between the closest residential property on South Oaks Road and the proposed school building. The application drawing shows a living wall would be created on the elevation facing onto these properties in order to soften the overall impact which is welcomed and details of this would be secured by way of condition. Whilst the proposed building adjacent to South Oaks Road is higher than on the eastern wing, it is considered that the distance between the proposed building and these properties would be sufficient to ensure the development would not result in an overbearing development, or create an undue sense of enclosure or result in harm to daylight/sunlight of these residential properties.

8.14 The proposed building would be sited a minimum distance of 26m from the rear boundaries of the properties on Etherstone Green and a minimum of approximately 57m from the rear boundaries of properties on Etherstone Road. This is considered to indicate that the proposal would not result in harm to the residential amenity of these surrounding properties.

Privacy

8.15 In regards to privacy, there would be no windows on either flank elevation, which indicates that there would be no direct overlooking from the application site into the adjoining residential rear gardens. It is noted that roof play spaces would be provided at roof level on the western wing and within the eastern wing at entrance level. These roof terraces are set in from the boundary of the site and would be screened; the raised open spaces are considered to be acceptable and would not result in undue harm to the privacy levels of neighbouring and surrounding residential properties.

8.16 The proposed redevelopment of the site would intensify the use of the school site. It should be noted that the existing school has been functioning as a 1.5 entry school. The site is an existing school and would operate between 08.55 and 15.15. This is considered to indicate whilst the intensification of the use may increase the noise from the school, it is considered that this would not be

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detrimental to the living conditions of neighbouring and surrounding residential properties.

9 Design

9.1 The NPPF states that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

9.2 Policy S9 of the Core Strategy seeks to achieve the highest quality of design in all new buildings, alterations and extensions and development which enhances the existing building environment. 9.3 Saved Policy 33 of the UDP is relevant in as far as it sets out that all development should be of a high quality design and contribute positively to its surrounding area. Policy 33 goes further to state that ‘Major development should relate satisfactorily to adjacent townscape taking into account its scale, character, historic street layout and uses; improve the sense of place and legibility, and define edges by retaining characterful buildings, appropriate building lines and extending frontages; and provide servicing and parking that is sensitively sited and designed.’

9.4 Saved Policy 31 of the UDP adds to this further by stating development should respond to and enhance the architectural character of the area, having regard to its overall urban or suburban characteristics, particularly in conversation areas and other areas of townscape of significant quality.

9.5 The application site includes an area of Local Nature Conservation Importance and an area of open space. The proposed development has been designed with these features in mind. The siting of the proposed development does not reflect that of the existing buildings; however it is considered that the proposed siting to the south of the site is the optimum position of the school building to ensure the effective and efficient use of the site for enhanced educational purposes compared to the sprawling layout of the existing school which provides little hard play space.

9.6 The proposed building would be part single, part two, part three storey; this is considered to be reflective of the changing land levels within the application site. The application site is not visible from the public realm given the backland nature of the site. The proposed development would only be viewed from the back gardens of the residential properties that adjoin the site. The bulk, scale and mass of the proposed building are considered to be acceptable within application site. In general, the proposed school will sit at a lower level to the rear gardens of the surrounding houses. It is considered that the proposed school would not appear dominate in the existing context. For this reason the proposed scale and mass of the school is considered acceptable.

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9.7 The external appearance and materials proposed for the development are considered to be sensitive to the site and surrounding context. The building would be brick built, with the use of timber cladding, green roofs and living wall to address the nature of the application site. Colour would be integrated within the school building with colour accents added to the window surrounds. Overall the proposed materials and external appearance of the proposed scheme is considered to be appropriate to the school site and would be a positive contribution adding to the nature conservation value of the application site. A condition would be added to any permission requiring details and samples of proposed materials.

9.8 The proposed development in terms of height, bulk, scale and mass is considered to be appropriate. The development is considered to address the topography of the application site whilst incorporating the nature conservation value of the application site. The development is considered to add to the visual amenity of the local area and is considered to be an appropriate redevelopment of the application site.

10 Trees, Nature Conservation and Biodiversity

10.1 Local Development Framework Core Strategy Policy S5 states the borough will seek to improve the quality of and access to open space of biodiverse and nature conservation value. Saved Policy 39 of the UDP provides advice on the retention and protection of existing trees in new development proposals. London Plan policy 7.19 relates to biodiversity and access to nature.

10.2 The application proposal includes the removal of five trees and three groups of trees. The trees to be removed would be: Tree 5: Weeping Cherry variety Tree 6: Purple Plum Tree 7: Common Hawthorn Tree 8: Downy Birch Tree 9: Silver Birch Group 4: Ash Group 5: Ash and Elder Group 8: Black Poplar and Ash

The proposal also involves extensive landscaping and tree planting within the application site. The trees to be removed would be located within the southern part of the application site to facilitate the vehicle access and car parking. The trees to be removed are mainly category C trees. The tree planting which is proposed within the application is considered to compensate for the loss of existing trees along with the extensive landscaping works. The removal of the trees would be mitigated by the planting of 16 new trees within the application site along with all the landscaping proposed is considered to be acceptable and would not impact on the visual amenity and nature conservation value of the application site. The Council’s Arboricultural Officer was consulted and raised no objections to the removal of the trees subject to conditions relating to tree protection measures for the retained trees.

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10.3 Part of the site is designated as an area of Local Nature Conservation Importance (SINC), with the northern third of the application site having the most ecological value. This area of the application site would remain undeveloped and unaltered (an area of 2181m2). The proposal would result in a loss of part of the SINC (its southern most part adjacent to the boundary with properties on South Oaks Road), however the remaining and additional open space, which would be created from the removal of existing buildings, within the site would benefit from landscaping, ecological and biodiversity enhancements. The development includes the creation of additional habitats (1528m2) along the boundaries of the site and through the creation of green roofs.

10.4 The Council’s Ecology and Diversity officer has reviewed the development and considers that the proposal would enhance and is of benefit to the existing nature conservation value of the site. The school currently coexists with the SINC. The proposal seeks to achieve it to enhance and actively promote the ecological and biodiverse nature of the site. The development includes measures to manage and improve the ecological value within the site and use this within the school curriculum. The applicant has undertaken all of the appropriate ecological surveys e.g. Desk Study and Extended Phase 1 Habitat Survey, Reptile and Bat survey and Stage 2 Bat Survey which indicate that there are no protected species on the site.

10.5 The proposal is considered to protect and enhance the nature conservation importance of the application site which is considered to add to the quality of educational facilities that would be provided by the development by providing access to nature. The proposal is considered to be in compliance with London Plan Policy 7.19, Core Strategy Policy S5 and Saved Policy 39 of the UDP.

11 Sustainability and Renewable Energy

11.1 Policy S7 of the Core Strategy requires all major development to achieve a reduction in carbon dioxide emissions in line with London Plan targets.

11.2 Saved policy 35 of the UDP states all development proposals should show, by means of a Sustainability Assessment, how they incorporate sustainable design and construction principles. Both of these policies are supplemented by the Council’s adopted Supplementary Planning Document entitled Sustainable Design and Construction (2008).

11.3 The proposal has been designed in a sustainable manner with the principle of sustainability key to the development. The building orientation, internal layout and materials have all been chosen and designed to increase the sustainability of the development. Through the design stages the applicant looked at improving and providing thermal insulation, air tightness and energy efficient lighting systems. The development would also provide natural ventilation. The applicant has provided the BREEAM for schools pre-assessment which indicates that the proposal would score a rating of very good. The Council’s SPD Sustainable Design and Construction requires a minimum of a very good rating. In this regard it is considered that the proposal would comply with Policy 35 of the UDP, the during and post construction assessments will be conditioned and the applicant

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would be required to submit the certificates for assessment and formal approval.

11.4 To comply with Policy S7 of the Core Strategy the applicant advises that the proposal would provide 25% reduction on carbon dioxide emissions. The proposal would include 125m2 of photovoltaic cells which would be sited at roof level. The sustainability statement suggests that this level of PV cells along with other measures which follow the energy hierarchy would achieve 25% reduction in carbon dioxide emissions and 16% of all energy would be achieved via a renewable source. Further details of the Photovoltaic cells would be secured by way of condition should planning permission be granted.

11.5 The proposal is considered to incorporate appropriate sustainability measures in order to comply with the London Plan, Core Strategy and Unitary Development Plan policies.

12 Transport and Highways

12.1 Local Development Framework Core Strategy Policy S4 states that development proposals should contribute to a sustainable pattern of development minimising the need to travel and reducing dependence on the private car. Saved Policy 9 of the UDP sets out that planning applications will be assessed for their transport impact, including cumulative impacts upon highway safety, upon the environment and the road network and upon all transport modes, including public transport (in particular, the impact on the demand for and the operation of public transport), walking and cycling.

12.2 The site is located in an area of poor public transport accessibility and is rated with a PTAL of 2. It is not situated within a controlled parking zone and parking in the surrounding roads is generally unrestricted. The main access to the site is taken from Leigham Court Road and the frontage has a controlled Pelican crossing (with associated zig zag markings) and two ‘School Keep Clear’ markings, one at either end of the Pelican zig zags. A secondary pedestrian and cycle access is taken from Etherstone Road. These arrangements will remain in the proposed scheme. The existing car park provides 16 spaces.

12.3 Staff parking at the school currently means that there is a shortfall in long term parking of a minimum of 6 cars, which are accommodated on the surrounding residential roads. The last survey of staff travel modes showed that 53% of staff currently drive to work and if this was applied to the new staffing levels of 82 there would be a requirement for the parking of 43.5 vehicles. The proposal is to reduce car parking facilities inside the site boundary to 13 spaces (inc 2 mobility impaired spaces) which will leave a shortfall of 30.5 vehicles, which will need to be accommodate on the surrounding road network.

12.4 The Council’s Transport Planner requested additional information in regard to how additional cars would be accommodated within the surrounding area; the parking survey indicates that there would be 88 spaces available within the surrounding streets during the school days, which is considered to be sufficient capacity on street to accommodate the additional cars which would be created by the development. In addition the parking survey data indicated the there is

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sufficient capacity to accommodate the additional cars which would need to be parked at drop off and pick up times.

12.5 The school, within their Travel Plan, have set out to reduce travel by car by pupils however this appears to exclude information on how the school would promote reducing the amount of teaching staff travelling by car. An updated Travel Plan would be secured by way of condition should the application be granted permission. The final Travel Plan should include specific reference to the management of the peak periods and clearly set out how the process of drop-offs and pick-ups would be managed and specific reference to staff travel patterns and initiatives to reduce reliance on car use should be made.

12.6 The proposal includes cycle and scooter parking within the development. The Council’s Transport Planner has reviewed this and has raised concerns that there would be an under provision. The school accepts that this level of provision is unlikely to cater for future demand. Should cycle mode share increase in line with Travel Plan targets, they contest that given the limited amount of space and the SINC designated nature of the site, the current proposals for cycle parking strike the appropriate balance. Within the Travel Plan it should be clearly stated that the school will monitor demand for cycle parking and increase provision as required. Further details of cycle parking would be secured by way of condition should the application be granted approval.

12.7 In conclusion the proposal in transport terms is considered to be acceptable given the additional information provided and subject to conditions. The Council’s Transport Planner raised no objections. As such it is considered that the proposal complies with saved Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy (2011).

13 Other Matters

13.1 Community Safety/Designing Out Crime

Saved Policy 32 of the UDP and Policy S9 of the Core Strategy states that development should enhance community safety. Development will not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder. This requirement is contained within Section 17 of The Crime and Disorder Act 1998 which imposes an obligation on the Local Planning Authority to consider crime and disorder reduction in the assessment of planning applications

The Council’s Crime Prevention Design Advisor has reviewed the submission and raised no objections. The application submissions set out that the development will be designed and constructed to meet Secure by Design standards. The commitment to achieving the Secured by Design standard would be ensured by way of planning condition. The CPDA has been involved with the development of the scheme and considered that the proposal is in compliance with Policy S9 of the Core Strategy and policy 32 of the UDP.

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14 Conclusion

14.1 Officers consider the principle of the redevelopment of the school is acceptable in the context of current planning policy. The application submissions have demonstrated that the development could achieve an acceptable quality of educational accommodation and that there would not be an unacceptable impact upon character and appearance of the local area. The development would achieve a ‘Very Good’ level of Sustainable Design and Construction and would be constructed and operated to ‘Secure By Design’ standards. The applicant would ensure that sufficient care to protect any important ecological and arboricultural elements that may exist would be taken, together with measures to protect and enhance the natural environment. It is considered that the development and the use thereafter would cause no unacceptable impacts upon the amenity of neighbouring residential properties that would not generally be accepted in such an urban environment. Neither are objections raised in respect to the impact of the development upon the function of the highway network and conditions of highway and pedestrian safety.

14.2 In the circumstances it is considered that the development, subject to conditions, would comply with policies set out in the Development Plan for the Borough and that on balance there are no other material planning considerations of sufficient weight to dictate that the application should nevertheless be refused.

15 Recommendation

15.1 Grant planning permission subject to the following conditions:

Summary of Reasons In deciding to grant planning permission, the Council has had regard to the relevant Policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following Policies were relevant: Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010

Policy 7 Protection of Residential of Amenity Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 26 Community Facilities Policy 31 Streets, Character and Layout Policy 32 Community Safety/Designing out Crime Policy 33 Building Scale and Design Policy 35 Sustainable Design and Construction Policy 38 Design in Existing Residential / Mixed Use Areas Policy 39 Streetscape, Landscape and Public Realm Design Policy 50 Open Space and Sport Facilities

Local Development Framework: Core Strategy January 2011

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Policy S1 Delivering the Vision and Objectives Policy S2 Housing Policy S4 Transport Policy S5 Open Space Policy S6 Flood Risk Policy S7 Sustainable Construction and Design Policy S8 Sustainable Waste Management Policy S9 Quality of the Built Environment

Condit ions 1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

Land Use

3 No extended ‘Community Use’ of the development site shall occur until such time as a Community Use Management Plan has been submitted to and approved in writing by the Local Planning Authority. The extended ‘Community Use’ of the site shall thereafter only occur in accordance with the approved Community Use Management Plan, unless the written approval is obtained from the Local Planning Authority for any variations.

Reason: To protect the amenity of neighbouring properties and to prevent conditions prejudicial to the function and safety of the highway network in accordance Policies 7, 9, 14 and of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S2 and S4 of the Local Development Framework Core Strategy (2011).

Design 4 Samples and a schedule of materials (including brick and brick detailing) to be used in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33, 35 and 38 of the Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

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5 Details at a minimum scale of 1:100 including construction materials of the siting and design of all walls and/or fencing at the site shall be submitted to and approved by the Local Planning Authority in writing before any part of the development hereby approved is first brought into use. Such walls or fencing as may be approved shall be erected before the initial occupation of the new building unless the prior written approval of the Local Planning Authority to any variation has been obtained.

Reason: To ensure a satisfactory resultant appearance and standard of amenity of the site, to prevent unacceptable harm to the amenity of neighbouring properties and to minimise the opportunities for crime in accordance with policies 7, 32, 33 and 39 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

6 Before the relevant part of the development commences, details of all plant, ventilation and filtration equipment (including details of all external plant and trunking), in so far as it effects the external elevations of the development, shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: To protect the amenities of the area in accordance with Policy 33 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

7 Notwithstanding the application drawings details of the refuse/recycling store and Cycle parking store (details at 1:20) shall be submitted to and approved by in writing by the Local Planning Authority prior to the first occupation of the development. The development shall thereafter be completed in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33, 35 and 38 of the Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

8 Notwithstanding the application drawings details of the windows (details at 1:20) shall be submitted to and approved by in writing by the Local Planning Authority prior to the commencement of development. The development shall thereafter be carried out solely in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33, 35 and 38 of the Lambeth Unitary Development

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Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

9 Notwithstanding the application drawings details at 1:20 of the canopies shall be submitted to and approved by in writing by the Local Planning Authority prior to the commencement of development. The development shall thereafter be carried out solely in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33, 35 and 38 of the Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

10 Notwithstanding the application drawings details at 1:20 and samples of the method of fixing of coloured aluminium panels shall be submitted to and approved by in writing by the Local Planning Authority prior to the commencement of development. The development shall thereafter be carried out solely in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33, 35 and 38 of the Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

11 Transport Within 3 months of the first (partly or wholly) use of the development hereby approved, a finial Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The measures, monitoring and review mechanisms approved in the Travel Plan shall be fully implemented prior to the approved development hereby permitted being occupied and shall be so maintained for the duration of the use, unless the prior written approval of the Local Planning Authority is obtained to any variation.

Reason: To ensure that the travel arrangements to the school are appropriate and to limit the effects of the increase in travel movements in accordance with Policy 9 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010.

12 No development shall take place until a ‘Method of Construction Statement’ has been submitted to and approved in writing by the Local Planning Authority and construction works, including parking, deliveries and storage, shall take place solely in accordance with the approved details.

Reason: To avoid hazard and obstruction being caused to users of the public highway and in the interest of public safety in accordance with Policies 1, 9 and 35 of the London Borough of Lambeth’s Unitary Development Plan: Policies as

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saved beyond the 5th August 2010.

13 Prior to the first occupation of the development hereby permitted, details of the provision to be made for cycle parking at a minimum scale of 1:50 including manufactures details shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details and shall thereafter be retained and maintained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport in accordance with Policies 9 and 14 of the London Borough of Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010.

14 Details of parking, manoeuvring and the loading and unloading of vehicles shall be submitted to and approved in writing by the local planning authority prior to the commencement of development. The parking, manoeuvring and loading/unloading area shall be laid out and made available for use in accordance with the approved scheme before the development hereby permitted is occupied and that area shall not thereafter be used for any other purpose, or obstructed in any way.

Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway in accordance with Policies 9 and 14 of the Unitary Development Plan: Policies as Saved beyond the 5 th August 2010 and Policy S4 of the Local Development Framework Core Strategy (2011)

15 Secure by Design The development shall be constructed and thereafter operated so as to achieve ‘Secured by Design Schools 2010’ accreditation. Evidence of such shall be submitted to and approved in writing by the Local Planning Authority within 6 months from the commencement of use of any of the buildings hereby approved, or within any other timetable agreed by the Local Planning Authority.

Reason: To reduce opportunities for crime as far as is reasonable in accordance with Policy 32 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

16 Nature Conservation Prior to the commencement of the development a final specification of all proposed soft landscaping, tree planting and living wall in line with the approved landscaping plan drawing no. 12005/PA(05) 022 P2 shall be submitted to and approved in writing by the Local Planning Authority. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence

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in the landscape shall be similarly specified. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 and current Arboricultural best practice.

Reason: To ensure satisfactory landscaping of the site in the interests of visual amenity in accordance with Policies 39 and 52of the adopted London Borough of Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010.

17 The development shall not be undertaken other than in accordance with the ecological recommendations set out in the approved Desk Study and Extended Phase 1 Habitat Survey, Reptile and Bat Survey and Stage 2 Bat Survey, prepared by the Thomson Ecology, unless the written approval is received from the Local Planning Authority for any variations.

Reason: To minimise adverse impact upon existing habitats of value and to promote and enhance the bio-diversity of the application site in accordance with Unitary Development Plan policy 39 saved beyond 5th August 2010 and Policy S5 of the Local Development Framework Core Strategy (2011).

18 Waste Management Prior to the commencement of use of any of the new buildings comprising of the approved development, full details of a waste management plan (including arrangements for the collection, storage and disposal of general refuse, recyclables’, litter, food waste and hazardous waste) shall be submitted to and approved in writing by the Local Planning Authority. All provision associated with the waste management plan shall be provided prior to the commencement of the relevant uses, and the use of the site shall not thereafter be operated other than in strict accordance with the details of the approved waste management plan, unless written approval is obtained from the Local Planning Authority for any variations.

Reason: To ensure that adequate provision is made for the storage, disposal, and recycling of waste on the site in the interests of the amenities of the area, in the interests of the provision of sustainable waste management and in the interests of minimising the impact of the development upon the function of the highway network and conditions of highway and pedestrian safety in accordance with Policies 7, 9, 14, 26, 33 and 39 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policies S7 and S9 of the Local Development Framework Core Strategy (2011).

19 Noise There shall be no amplified sound, amplified speech, or amplified music which is audible outside the premises, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect the amenity of adjoining properties and the surrounding area in accordance with Policies 7 and 26 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and London Plan Policy 7.15 (2011).

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20 Sustainability The development hereby approved shall be constructed to achieve a minimum BREEAM rating of ‘Very Good’. A BREEAM post completion report and certificate that confirms BREEAM ‘Very Good’ has been achieved shall be submitted to and approved in writing by the Local Planning Authority within 6 months of the commencement of use of the development, or in accordance with any other timetable as may be agreed with the Local Planning Authority.

Reason: In the interests of securing a more sustainable development in accordance with Policy 35 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S7 of the Local Development Framework Core Strategy (2011), London Plan Policy 5.7 (2011) and the Council’s Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)

21 Prior to the commencement of the development an updated and detailed Energy Report using the London Plan’s energy hierarchy and including details of regulated and unregulated energy demand and carbon dioxide emissions should be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in accordance with the approved details permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: In the interests of securing a more sustainable development in accordance with Policy 35 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S7 of the Local Development Framework Core Strategy (2011), London Plan Policy 5.7 (2011) and the Council’s Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)

22 Prior to first occupation of the development a scheme showing the siting, size, number and design of the photo voltaic cells including cross sections of the roof of each building showing the panels in-situ shall be submitted to and approved in writing by the Local Planning Authority. The equipment shall be sited so as to minimise its visual impact upon the external appearance of the buildings. The development shall thereafter be completed in strict accordance with the approved details and permanently retained as such for the duration of use.

Reason: In the interests of securing a more sustainable development and in order to control the overall design standard of the development (Policy 33 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011, Policies S1, S7 and S9 of the Local Development Framework Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

23 Trees No trees other than those identified to be removed in TABLE 3. of the Approved Document Thomson Ecology Arboricultural Impact Assessment and

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Arboricultural Method Statement dated July 2012 (ref: AGAT106/003/001) shall be felled, pruned, uprooted, damaged or otherwise disturbed without the prior written agreement of the Local Planning Authority.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

24 All tree protection measures as outlined in the Approved Document Thomson Ecology Arboricultural Impact Assessment and Arboricultural Method Statement dated July 2012 (ref: AGAT106/003/001) shall be implemented before the commencement of any part of the development hereby approved. The tree protection measures shall remain in place for the duration of the construction of the development, and only be dismantled or removed following the written agreement of the Local Planning Authority.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

25 Prior to the commencement of the development hereby approved, details of all proposed Access Facilitation Pruning (BS5837:2012) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved works shall be carried out in accordance with BS3998:2010. The development shall thereafter be implemented in strict accordance with the approved details.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

26 Prior to the commencement of the development hereby approved, an Arboricultural Method Statement in accordance with section 6 of the BS5837:2012 relating to (a) the installation of any 'No-Dig' hardstanding and development involving changes in existing ground levels within the Root Protection Area of any retained tree shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter, the Method Statement shall be implemented in strict accordance with the approved details.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th

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August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

27 Prior to the commencement of the development hereby approved, details of all Tree Protection Monitoring and Site Supervision (where arboricultural expertise is required) shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in strict accordance with the approved details.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

28 All soft and hard landscape works shall be completed in full accordance with the Approved Plan Dwg No 12005/ PA (05) 002 P2 (Proposed Landscape Plan) within the first planting season following completion of the development hereby approved, or in accordance with a programme of works agreed with the Local Planning Authority.

Reasons: In order to introduce high quality soft landscaping in and around the site in the interests of the ecological value of the site and to ensure a satisfactory landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary Development Plan (2007): Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy (2011) and Policy S9 of the Local Development Framework Core Strategy (2011) and Policy 5.3 of the London Plan (July 2011).

29 Any trees, shrubs or hedges as shown on the Approved Plan Drawing No 12005/PA (05) 002 P2 (Proposed Landscape Plan) that die, are removed, become seriously damaged or diseased within 5 years of planting shall be replaced within the next planting season by trees, shrubs or hedging plants of similar size and species to those originally required to plant.

Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development (Policy 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)).

Informatives

1 This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

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2 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

3 You are advised of the necessity to consult the Council’s Highways team prior to the commencement of construction on 020 7926 9000 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

4 You are advised of the necessity to consult the Council's Streetcare team within the Public Protection Division with regard to the provision of refuse storage and collection facilities

5 You are advised to contact Thames Water Utilities regarding mains/supply pipe connections for the development at Network Services Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill, London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details.

______

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Site address 26 Lower Marsh, London, SE1 7RJ Ward Bishop’s

Proposal Change of use of the ground floor from class A1 (retail) to A1 (retail) and D1 (dental surgery)

Application type Full Planning

Application ref(s) 12/03082/FUL

Validation date 16 th August 2012

Case officer details Name: Helen Miles Tel: 020 7926 1138 Email: [email protected]

Applicant Dr Philip Mansbridge

Agent Mrs Jola Kubitsch-Norman

Considerations/constraints Kennington Cross Neighbourhood Association South Bank Employers’ Group Lower Marsh CAZ Frontage PSA Lower Marsh CAZ Frontage Boundary Conservation Area Environment Agency Flood Zone Opportunity Area Streets Under Conversion Stress Tunnel Safeguarding Line

Approved plans 769 10 08 P4, 2689/01-1, 769 30 04 P5, 769 30 03 P5, 769 20 04 P5, 769 10 09 08/12, 769 00 01 P3, 769 00 00 P3, Supporting Planning Statement (received 16/8/12), 2689/02-1A (received 14/11/12)

Recommendation(s) Grant planning permission subject to conditions.

Report Review

Department(s ) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 6/11/12 6/11/12 Throughout

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Consultation

Department (s) or Organisation (s) Consulted ? Date Comments (y/n) response summarised received in report? (y/n) Internal Conservation and Design y 5/9/12 y Highways & Transport y 30/8/12 y Streetcare y Regulatory Services – Noise Pollution y Planning Policy y Enforcement Team y

External Environment Agency y 12/9/12 y London Underground y 31/8/12 y Association of Waterloo Groups y Kennington Oval and Vauxhall Forum y Lambeth Estates Residents y Association South Bank Employers Group y Waterloo Community Development y Group Kennington Cross Neighbourhood y Association Households y Various y

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 The main issues involved in this application are:

• The principal of the proposed land use at this address. • Transport impacts

2 Site Description

2.1 The application site consists of a three-storey Victorian end-of terrace building which is located on the southern side of Lower Marsh. The existing building fronts onto both Lower Marsh and Frazier Street. The building is currently being redeveloped following the grant of planning permission 11/01173/FUL (details of which area listed in section 3).

2.3 The existing character of the local area is mixed use and is formed of three to five storey buildings which serve commercial on the ground floor and residential above. Immediately abutting the western boundary of the site is 25 Lower Marsh, a three-storey building forming part of the Victorian terrace. To the north eastern boundary of the site on the opposite side of Frazier Street with a frontage facing Lower Marsh is 27 Lower Marsh. This building provides a mix of retail at ground and basement and residential accommodation with a modern mansard roof and rear extension.

2.4 The application site is located within the primary shopping area of the Lower Marsh Central Activity Zone (CAZ) Frontage, Waterloo Opportunity Area, the Central Activities Zone, Lower Marsh Conservation Area and a flood risk zone. Lower Marsh is also identified as a street under conversion stress.

3 Planning History

3.1 Planning permission was refused on 2 nd July 2009 for the part change of use at ground floor level retaining the existing retail unit (class A1) to the front of the property, whilst towards the rear of site and all upper floors, six residential flats would be provided. Part demolition of the existing side elevation and renovation of existing building involving the erection of a mansard roof extension and the formation of a roof terrace at third floor level and the erection of a two storey rear extension with the provision of refuse storage. [09/00730/FUL]. The application was refused for the following reasons:

• The proposed development by reason of its excessive bulk, height and massing together with its incongruous appearance would be detrimental to the visual amenity of the surrounding buildings and the character and appearance of the Lower Marsh Conservation Area. As such the proposed scheme would be contrary to policies 31, 33, 36, 39 and 47 of the Unitary Development Plan. • The proposed development by reason of its excessive height, bulk and massing would cause an undue sense of enclosure to the occupants living on the upper floors of 25 Lower Marsh detrimental to their residential amenity. As such the proposed application is contrary to

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policies 33 and 36 of the Unitary Development Plan.

3.2 Planning permission approved on 5 th August 2011 for part demolition of the existing building to facilitate the re-development of the site including the erection of part 3 and 4 storey side and rear extension to include a roof and basement level to provide 5 self contained flats. Part change of use at ground floor level and the installation of new shopfronts to the side and rear elevations, provision of 6 cycle parking spaces, refuse storage and associated alterations. [11/01173/FUL]. The related conservation area consent for demolition was approved under ref: 11/01206/CON.

4 Proposal

4.1 Planning permission is sought for the change of use of the rear part of the ground floor to D1 use, and to retain A1 use at the front.

4.2 The rear part of the unit (54 sqm) would change to a D1 use as a dental surgery comprising an entrance and reception area, two treatment rooms, a wash room (local decontamination unit) for dental staff. This would be accessed from Frazier Street.

4.3 The front area of the shop (34.6 sqm) would be retained as a retail unit. The intention of the applicant is that this would sell dental and health products including specialist and non-specialist dental, facial and body care products. The shop floor would provide display space and would have window displays.

4.4 The basement would provide an office, staff/store room and toilet and this would be shared between the A1 and D1 uses.

5 Consultations and Responses

5.1 Properties at neighbouring addresses have been consulted (148 in total).

5.2 A site notice was displayed on 7th September 2012 and a press notice was published on 7th September 2012.

Internal consultation

5.3 The Council’s Highways and Transportation officer does not object subject to no loss of cycle parking space, detail of refuse storage and collection and details of deliveries/servicing.

5.4 The Council’s Conservation Officer raises no objection subject to details of ducting being submitted.

External consultation

5.5 London Underground raise no objection.

5.6 The Environment Agency have no objection to the planning application.

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5.7 Waterloo Quarter BID object to the application on the grounds of loss of retail space and concern that the property would be used for D1 use.

5.8 3 letters of objection have been received following the consultation process. No letters of support have been received.

5.9 Following this consultation process alterations to the internal layout were received. Letters were written to all objectors to seek any further comments. If comments are received these will be reported to the committee as an addendum.

No. of Letters No. of Objections No. in support Comments sent 148 3 0 0

Objections: Council’s Response:

Loss of A class use – Plans have been amended to show physically separate specifically A1 use. Less than A1 and D1 uses. Conditions are also recommended 50% of the units in the Lower which would secure the front of this unit as A1 use. Marsh CAZ are in retail use. Therefore officers are satisfied that the front of the unit Concern that ‘shop’ area would be in A1 use, and therefore there would not be a would actually be ancillary loss of an A1 unit to Lower Marsh; although there space for the D1 use. would be a loss of A1 floorspace overall, albeit that the Reduction in activity to Lower previously approved plans showed this as ancillary Marsh. floorspace – see comment below. Treatment to windows on The rear part of the property is annotated on the Frazier Street. Corner approved plans as a retail/office use (ancillary to the property should provide an approved A1 use), therefore it is considered that the active frontage to the return proposed D1 use would be more appropriate as an frontage area. Glazed area to active frontage than an office or storage area which frontage would be reduced. could occupy this part of the site. Also, part of this frontage is proposed as a reception area, which will provide activity. Nonetheless, a condition is recommended to secure detail of the windows to this elevation to ensure that the Frazier Street frontage provides interest and retains an appropriate relationship with the street.

5.10 Councillor Truesdale asked that the application be called into the Planning Applications Committee.

6 Planning Policy Considerations

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

National Guidance

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6.2 The NPPF (2012) now forms the national planning policy guidance and sets out the Government’s planning policies for England and how these are expected to be applied.

The London Plan 2011

6.3 The London Plan was published in July 2011 and replaces the previous versions which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.4 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. It forms part of the development plan for Greater London. All Borough plan policies are required to be in general conformity with the London Plan policies

6.5 The key policies of the plan considered relevant in this case are:

• Policy 2.10: Central Activities Zone – strategic priorities • Policy 2.11: Central Activities Zone – strategic functions • Policy 2.12: Central Activities Zone – predominantly local activities • Policy 3.2: Improving health and addressing health inequalities • Policy 5.12: Flood risk management • Policy 6.3: Assessing effects of development on transport capacity • Policy 6.9: Cycling • Policy 6.13: Parking • Policy 7.4: Local character • Policy 7.8: Heritage assets and Archaeology

Core Strategy (2011)

6.6 The following policies are considered to be of relevance to the assessment of this application:

• Policy S1: Delivering the Vision and Objectives • Policy S3: Economic Development • Policy S4: Transport • Policy S6: Flood Risk • Policy S8: Sustainable Waste Management • Policy S9: Quality of the Built Environment • Policy PN1: Waterloo

London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

6.7 The following policies are considered to be of relevance to the assessment of this application:

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• Policy 4: Town Centres and Community Regeneration • Policy 7: Protection of Residential Amenity • Policy 9: Transport Impact • Policy 14: Parking and Traffic Restraint • Policy 19: Active Frontage Uses • Policy 26: Community Facilities • Policy 47: Conservation Areas

7 Land Use and Principle of Change of Use

7.1 The scheme seeks permission for the retention of the A1 use to the front part of the site. A retail use in this location would ensure that an active frontage is retained to Lower Marsh. The retail unit would have its own entrance on Lower Marsh, and includes staff facilities and storage at basement level. In order to ensure that an A1 use remains at this location a condition is recommended specifying that this floor area must be in A1 use.

7.2 As part of a planning application submitted in 2009, the rear part of the site was shown as a residential unit and no objection was raised to this land use. Therefore given the site’s history, it is not considered to be appropriate for an objection to be raised a non-A1 use at the rear of the site. Also, as part of the permission granted in 2011, whilst the unit was shown as A1 use this was allocated with front of the building used as the shop with ancillary shop/office at the rear. Therefore it can be seen that a non A1 used has previously been accepted for the rear part of this building.

7.3 The policy aims for this area are to retain active frontages and footfall to the Lower Marsh CAZ. Saved Policy 19 of the UDP identifies D class uses as being appropriate to provide an active frontage, and saved policy 4 of the UDP identifies community uses (defined elsewhere as including medical/health uses) as appropriate to town centres. The proposals seek a change of use of the rear of this unit to D1 use as a dentist’s surgery, which is in line with these policy aims. The unit would have its own separate access from Frazier Street with a reception area, and includes a WC for patients and staff and a wash room for dental staff. There is an argument that the D1 use would provide a more suitable ‘active’ use than an ancillary function to A1 use, or residential accommodation at this location. A condition is recommended which would require detail of the frontage to Frazier Street to be submitted, to ensure that this would retain interest to the return frontage.

7.4 Objectors and the applicants have submitted a breakdown of the number of units in the Lower Marsh CAZ in retail use, and these two documents disagree on the percentage of units in A1 use. An assessment carried out by officers concludes that even including 26 Lower Marsh as an A1 unit, the percentage of units in A1 use does fall below 50%. However, as discussed above, officers are satisfied that the there would be no reduction in the number of units in A1 use.

8 Traffic and Parking

8.1 Due to the variety of uses that could be permitted by the use class D1 ‘Non-

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residential institutions’ a condition is recommended to specify that the D1 use should be as a dentists surgery only, as other uses within the use class could result in a different transport impact, requiring further transportation assessment and supporting documents.

8.2 The site has a PTAL score of 6b, which is considered ‘excellent’. The site is located within Waterloo ‘W’ CPZ, and there is very limited parking available locally. A permit parking bay is situated outside the premises in Lower Marsh. There is no off-street car parking associated with the proposals and It is likely that most people using the facilities will be pedestrians. The applicant has confirmed that the cycle parking spaces approved as part of the 2011 consent will not be affected by this proposal.

8.3 No information is given regarding deliveries / servicing schedules, and this information is recommended to be secured by condition. The applicant is advised via informative that the roadside frontage to the site is controlled by waiting restrictions in the form of double yellow lines and by a time restricted permit parking bay. Any infringement of these restrictions is illegal and liable to parking enforcement.

9 Refuse and Recycling Considerations

9.1 The previous consented application has provision for a bin store accessed from Frazier Street. However, this application for change of use will entail the storage and disposal of clinical waste which should be separate from general waste. The applicant has confirmed that the waste would be transferred to a bulk storage area which will be separate to the bin store area of the development. Further details are required to demonstrate how this could be accommodated within the existing refuse store.

9.2 If planning permission is granted it is recommended that a condition be imposed to provide a waste management plan to ensure that adequate provision is made for the management of waste litter and refuse of the premises, in the interests of the residential amenities of the area.

10 Other Matters

10.1 All extraction as currently proposed will be discretely placed to discharge at the bin store via air bricks. Subject to the detail of the ducting (which would be secured by condition) the appearance of the unit would be acceptable.

10.2 The applicant is advised by informative that advertisement consent may be required for any new signage, and full planning permission would be required for any substantive changes to shopfronts and external elevations.

10.3 No objections have been raised on the grounds of flood risk.

11 Conclusion

11.1 The A1 use would be retained at the front part of this site and therefore there would be no loss of a retail unit as a result of these proposals. The D1 use at the

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rear would provide footfall, activity and interest to the Frazier Street elevation and is considered to be acceptable. Therefore the proposed use would be acceptable in the Lower Marsh CAZ.

12 Recommendation

12.1 Grant conditional planning permission

13 Summary of the Reasons

13.1 In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant:

13.2 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’): • Policy 4: Town Centres and Community Regeneration • Policy 7: Protection of Residential Amenity • Policy 9: Transport Impact • Policy 14: Parking and Traffic Restraint • Policy 19: Active Frontage Uses • Policy 26: Community Facilities • Policy 47: Conservation Areas

Core Strategy (2011): • Policy S1: Delivering the Vision and Objectives • Policy S3: Economic Development • Policy S4: Transport • Policy S6: Flood Risk • Policy S8: Sustainable Waste Management • Policy S9: Quality of the Built Environment • Policy PN1: Waterloo

14 Conditions

14.1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

14.2 The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

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14.3 The front part of the site labelled as ‘Retail Space with Displays and Sales Point’ on the drawings hereby approved shall be used for A1 retail use only.

Reason: To ensure that the unit remains in A1 retail use to protect the main shopping frontage of the Lower Marsh CAZ in accordance with policy 4 of the Unitary Development Plan (2007) and policy S3 of the Core Strategy (2011).

14.4 The rear part of the site labelled as ‘Reception, Treatment Rooms and LDU’ on the drawings hereby approved shall be used as a D1 dental surgery only and no other use within the D1 use class.

Reason: To protect the amenity of neighbouring occupiers and to ensure that the impact on transport and parking would be acceptable in accordance with policies 7, 9 and 14 of the Unitary Development Plan (2007) and policy S4 of the Core Strategy (2011).

14.5 Notwithstanding what is shown on the approved drawings, details and materials for any ducting or ventilation proposed, including details of noise and vibration attenuation shall be submitted to and approved by the Local Planning Authority in writing prior to the commencement of development.

Reason: To ensure an appropriate appearance in the interest of the design and appearance of the building, the visual amenity of the area, and the amenity of nearby residential occupiers. (Policy 7, 47 of the Unitary Development Plan (2007) and Policy S9 of the Local Development Framework Core Strategy (2011).

14.6 The materials to be used in the implementation of this permission shall not be otherwise than described and specified in the application and on the drawings hereby approved unless the prior written consent of the local planning authority has been obtained for any proposed change or variation.

Reason: To ensure an appropriate appearance in the interest of the design and appearance of the building and the visual amenity of the area. (Policy 47 of the Unitary Development Plan (2007) and Policy S9 of the Local Development Framework Core Strategy (2011).

14.7 Prior to the commencement of development a servicing and delivery plan shall be submitted to and approved by the Local Planning Authority in writing, the development shall be carried out in accordance with the approved details unless otherwise approved in writing.

Reason: To ensure that the impact on transport would be acceptable in accordance with policies 9 and 14 of the Unitary Development Plan (2007) and policy S4 of the Core Strategy (2011).

14.8 The opening hours of the premises shall be restricted to the following - Mondays to Fridays 0830 to 2000 and Saturdays 1000 to 1600 and at no other times.

Reason: In order to protect the residential amenity of the locality in accordance

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with Policies 7 of the Unitary Development Plan (2007).

14.9 Prior to the commencement of development detail of the Frazier Street frontage, including details of the treatment to the shop windows, and indications of window displays, shall be submitted to and approved by the Local Planning Authority in writing. The development shall be carried out in accordance with the approved details unless otherwise approved in writing.

Reason: To ensure that an active frontage is retained in accordance with policy 4 and 19 of the Unitary Development Plan (2007) and policy S3 of the Core Strategy (2011).

14.10 Prior to the commencement of the use hereby permitted, details of waste and recycling storage for the development, including details of the storage and collection of clinical waste, shall be submitted to and approved in writing by the local planning authority. The waste and recycling storage shall be provided in accordance with the approved details prior to the commencement of the use hereby permitted, and shall thereafter be retained solely for its designated use. The waste and recycling storage areas/facilities should comply with the Lambeth’s guidance for architects and developers on waste and recycling storage and collection requirements (2006), unless it is demonstrated in the submissions that such provision is inappropriate for this specific development.

Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area. (Policies 47 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policies S8 and S9 of the London Borough of Lambeth Core Strategy (January 2011))

15 Informatives

15.1 This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

15.2 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

15.3 You are advised that advertisement consent may be required for any signage proposed at this site.

15.4 You are advised that full planning permission would be required for any substantive changes to shopfronts and external elevations.

15.5 Please be advised that the roadside frontage to the site is controlled by waiting restrictions in the form of double yellow lines and by a time restricted permit parking bay. Any infringement of these restrictions is illegal and liable to parking enforcement. ______

Page 113 Agenda Item 7

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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Site address Land at St George Wharf, Vauxhall, London SW8

Ward Oval

Proposal Variation of condition 2 (Removal of buildings and structures) of planning permission 07/03387/FUL (Erection of a two storey building and lower podium entrance lobby to the North West corner of the site fronting the River Thames for use as a temporary marketing suite with associated underground car parking, landscaping, servicing and access) Granted 27.09.2007.

Original wording:

All buildings and structures hereby permitted shall be removed by no later than the date of 1st December 2011.

Proposed wording:

All buildings and structures hereby permitted shall be removed by no later than the date of 1st June 2013.

Application type Variation of Condition

Application ref( s) 12/03485/VOC

Validation date 18.09.2012

Case officer details Name: David Smith Tel: 020 7926 1256 Email: dsmith1@lambeth .gov.uk

Applicant St George South And Central London Ltd

Agent Barton Willmore

Con siderations/constraints Kennington Cross Neighbourhood Ass Environment Agency Flood Zone Opportunity Area

Approved plans P001 BM24972A-02-PL001 BM24972A-02-PL002 BM24972A-03-PL001 BM24972A-03-PL002 BM24972A- 03-PL003 BM24972A-03-PL004 BM24972A-03-PL005 BM24972A-04-PL001 BM24972A-04-PL002 BM24972A- 05-PL001 BM24972A-05-PL002 BM24972A-05-PL003 BM24972A-05-PL004 BM24972A-05-PL005 BM24972A- 05-PL006

Recommendation(s) Grant planning permission.

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 13/11/12 13/11/12

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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Consultation

Department (s) or Organisation (s) Consulted ? Date Comments (y/n) response summarised received in report? (y/n) Interna l None - - -

External Kennington Cross Neighbourhood Y Association St George Wharf Residents Y 04/10/12 Objection – see Association section 5 Kennington Association Y Regents Bridge Gardens Ltd Y Vauxhall Neighbourhood Housing Y Forum The Vauxhall Society Y Friends of Vauxhall Spring Gardens Y Friends of Lambeth High Street Y Recreation Ground Friends of the Oval Y Friends of Vauxhall Park Y Port of London Authority Y TfL Y Nov 12 “No objection” Environment Agency Y Nov 12 “No comments” Westminster Y

Households Y Various See section 5

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 The main issue involved in this application is:

• The extent to which the retention of the two storey building in this location and for the time period proposed, would delay/prejudice the delivery of Open Space and the Thames Riverside Walk.

2 Site Description

2.1 The application site comprises an irregular shaped plot of land (approximately 1000m²) to the south-west corner of the St George Wharf development. The site is adjacent to the River Thames and part of the site fronts onto Nine Elms Lane.

2.2 On the site sits a two storey (and a basement) semi circular building containing a marketing suite for the adjacent ‘Vauxhall Tower’ (currently under construction). Soft and hard landscaping surrounds the base of the building and a retaining wall is used where the site slopes away to the west. Vehicular access is from the basement of the completed parts of St George’s Wharf, whilst pedestrian access is from the riverside walk to the north.

2.3 The locality is predominantly residential in character although it is within close proximity to a public house, shops and services within the St George Wharf development.

2.4 The site is not within a conservation area, nor is there a listed building in the immediate vicinity.

3 Planning History

3.1 The planning history for the St George Wharf development is extensive. The proposal relates to the Vauxhall Tower, for which planning permission was granted by the Secretary of State. The S106 agreement (as amended) states that the developer "shall commence and complete each Phase of the Riverside Walkway as part of the Phase of the Development which it adjoins".

3.2 In September 2007 planning permission was granted for: Erection of a two storey building and lower podium entrance lobby to the North West corner of the site fronting the River Thames for use as a temporary marketing suite with associated underground car parking, landscaping, servicing and access (REF: 07/03387/FUL – hereafter referred to as the ‘marketing suite permission’). The following conditions were attached:

1 The development hereby permitted must be begun no later than the expiration of three years beginning from the date of this decision notice. Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act 2004.

2 All buildings and structures hereby permitted shall be removed by no

Page 118 later than the date of 1st December 2011. Reason: To ensure the delivery of Open Space and the Thames Riverside Walk, in accordance with policies 42 and 50 of the Adopted Unitary Development Plan (2007).

3 Prior to the commencement of the development hereby permitted, details of how potential occupiers of the two 2nd Floor 'prow' units in Kestrel House have been informed of the planning permission for the marketing suite shall be submitted to the Local Planning Authority. Reason: To allow the future occupants of the 2nd floor 'prow' units to consider that impact and make their own judgement in purchasing the property (Policy 7 of the Adopted Unitary Development Plan (2007)).

4 This premises shall be used solely as a marketing suite and shall be used for no other purposes, without the prior written permission of the Local Planning Authority. Reason: To enable the Local Planning Authority to assess the highway and amenity implications of any alternative use, in accordance with policies 7 and 9 of the Adopted Unitary Development Plan (2007).

5 Samples and a schedule of materials to be used in the elevations of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before and building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality, and in accordance with policies 33 and 43 of the Adopted Unitary Development Plan (2007).

6 The marketing suite hereby permitted shall not be open to customers outside the following times:- 9:00 to 20:00 hours, Monday to Friday inclusive and 9:00 hours to 18:00 hours on Saturdays and Sundays, without the prior written permission of the local planning authority. Reason: To safeguard the amenities of neighbouring residents and in accordance with policy 7 of the Adopted Unitary Development Plan (2007).

7 Prior to the commencement of the development hereby permitted samples and/or a specification of all finishing materials to be used in any hard surfacing of the application site shall be submitted to and approved in writing by the Local Planning Authority. All hardsurfacing on the site shall thereafter be carried out solely in accordance with the approved details. Reason: To ensure that such works do not detract from the development itself or from the appearance of the locality in general, in accordance with policies 33 and 39 of the Adopted Unitary Development Plan (2007).

8 Details of refuse storage and collection shall be submitted to and approved In writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The refuse storage facilities shall be provided in accordance with the approved details and retained as such for the duration of the permission.

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Reason: To ensure that adequate provision is made for the storage of refuse on the site, in the interests of the amenities of the area and in accordance with policies 7 and 56 of the Adopted Unitary Development Plan (2007).

9 No new plumbing or pipes, other than rainwater pipes, shall be fixed on the external faces of the building, without prior written permission from the Local Planning Authority. Reason: Such works may detract from the appearance of the building and be detrimental to the visual amenities of the locality, contrary to policies 7 and 33 of the Adopted Unitary Development Plan (2007).

10 Noise from any air conditioning units and any other plant, machinery, or equipment should not exceed a level of 5dB(A) above the existing background level (or 10dB(A) below if there is a particular tonal quality), when measured according to British Standards BS4142-1997, at a point one metre external to the nearest noise sensitive premises. Reason: To protect the amenities of adjoining occupiers and the surrounding area in accordance with Policies 1, 7, and 54 of the Adopted Unitary Development Plan (2007).

11 The development hereby permitted shall not commence until there has been submitted to, and approved by the Local Planning Authority, a scheme of soft landscape works. Soft landscaping works shall include; planting plans, and schedules of plants, noting species, plant sizes and proposed numbers, densities. The soft landscaping shall be implemented in accordance with the approved scheme and retained for the duration of this permission. Reason: To safeguard the appearance and the character of the area and to enhance the appearance of the development and in accordance with policies 1, 7 and 52 of the Adopted Unitary Development Plan (2007).

12 Prior to the commencement of the development hereby permitted, details of the provision to be made for cycle parking for the marketing suite staff and visiting members of public shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details before the building hereby permitted is occupied and shall be retained thereafter for the duration of this permission. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport, in accordance with policies 9 and 14 of the Adopted Unitary Development Plan (2007).

13 No development shall take place until a Method of Construction Statement has been submitted to and approved in writing by the Local Planning Authority and construction works, including parking, deliveries and storage, shall take place solely in accordance with the approved details. Reason: To avoid hazard and obstruction being caused to users of the public highway and in the interest of public safety, in accordance with policy 9 of the Adopted Unitary Development Plan (2007).

3.3 The marketing suite the subject of the marketing suite permission was constructed in 2008 and has remained on site since.

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3.4 In January 2011, Planning Permission was granted to vary condition 2 of planning permission ref: 07/03387/FUL to extend the time limit for removal of the building from 1 December 2011 to 1 December 2012 (REF: 10/03498/FUL – hereafter referred to as the ‘2011 Permission’). The amended condition reads: All buildings and structures hereby permitted shall be removed by no later than the date of 1 December 2012.

4 Proposal

4.1 Planning permission is sought for a further variation of condition 2 (Removal of buildings and structures) of the marketing suite permission to enable the further retention of the buildings and/or structures until no later than 1 June 2013.

4.2 The applicant states that the London wide embargo placed on strategic routes, including Wandsworth Road and Nine Elms Lane, leading up to and during the Olympics severely reduced their ability to service the site. These delays have subsequently compounded and consequently they require the ability to use the marketing suite for a further period.

5 Consultations and Responses

5.1 Over 600 letters were sent to neighbouring property addresses within the vicinity of the site; including all properties in Kestrel House, Jellicoe House and Hamilton House – the immediate neighbouring buildings.

5.2 A site notice was displayed at the site.

External Consultation Response

5.3 St George’s Wharf Residents Association – The building was granted on a temporary basis and the extension of the temporary permission is just another step along the way to permanent usage. The marketing suite is no longer required. It affects views and enjoyment of the Thames. It also obstructs the river walkway.

5.4 Neighbour Responses

No. of Letters No. of Objections No. in support Comments sent 675 31 0 0

Objections: Officer Response:

The Tower Marketing Suite The developer is obliged by the s.106 agreement to should be dismantled and the complete the Thames Path as part of the current phase Thames Path restored. of the development. Even if the Tower Marketing Suite were dismantled at this time, it would not in any way expedite the delivery of the Thames Path as the tower is still under construction. Having explicit regard to the reason why the condition was imposed ( i.e. to ensure

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the delivery of Open Space and the Thames Riverside Walk), there is no practicable reason and/or benefit for the local planning authority to enforce removal in advance of the timeframe now sought under this application.

The current application Whilst it is regrettable that the development was not ridicules the 2011 planning built out in as timely a period as was envisaged when permission, which only the 2007 application was submitted, it is nevertheless extended the consent for 1 the case that the development is being built out in what year despite the applicant is a very difficult economic climate. In addition, the applying for 2. If consented, embargo enforced in advance of and during the the applicant will just come Olympics would have had an unavoidable impact upon back for more extensions to the development timetable. Notwithstanding, the the time. condition was originally imposed with the explicit reason to ensure the delivery of Open Space and the Thames Riverside Walk. For the reasons set out within this report, there is no practicable reason and/or benefit for the local planning authority to enforce removal in advance of the timeframe now sought under this application.

If further applications to extend the time are made, the local planning authority will have a duty to consider them on their merits at that time.

The marketing suite is an In respect to the 2007 application the council ugly and intrusive structure. acknowledged that the building would be at a different scale to those buildings surrounding, but it would not be permanent. It was also noted that the building would be constructed in similar types of materials to those used in the rest of the St George Wharf development. In this context, the design was considered acceptable in light of the relevant policies.

The marketing suite blocks The right to a private view is not a planning direct views of the Thames. consideration.

The continued existence of This is not a material planning consideration. the marketing suite has a negative impact upon sell-on values and rental values of neighbouring properties.

The marketing suite is no Officers have been presented with evidence of a need longer required. for the continued presence of the marketing suite. The applicant states that: Construction of the tower is now very close to completion. • The marketing suite fulfils many functions and is not solely a sales centre. The facility provides an The tower apartments are invaluable research and development opportunity for

Page 122 being actively marketed both the external and internal finishes on this abroad. technically challenging 180m tall building; • 17 homes remain to be sold. These are located from A show apartment has level 27 up to the top floor and in value terms these already been constructed on represent the higher value homes. The suite allows the 8 th floor of the tower. the applicant to maintain sales momentum; • The suite offers the ability for potential purchasers to have complete confidence in their ability to deliver this development; and • In terms of customer care, the marketing suite provides the facility to meet customers who have already bought and for them to make choices for their final specification within their new homes.

Officers are not aware of any ‘show apartment’ having been provided within the tower at this time. Officers are of the understanding that the tower is currently a building site and that such would prove a health and safety hazard.

Notwithstanding the above, the need (or not) for the marketing suite at this time has no direct implications for the actual delivery of the Thames Walkway as part of phase 4 of the development, as is obliged by the extant s.106 agreement.

5.5 Kate Hoey MP has asked that the application be called into the Planning Applications Committee.

6 Planning Policy Considerat ions

National Guidance

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

6.2 The development plan in Lambeth is:

• The London Plan (adopted July 2011); • Lambeth’s Local Development Framework (LDF) Core Strategy (adopted 19 January 2011); and The remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not supersede by the LDF Core Strategy January 2011’.

6.3 Saved UDP Policy 50 (cited in the reason for imposing the condition) protects open space in the Borough from inappropriate development. The proposal is positioned on land that is to be provided for public amenity space and the riverside walkway.

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6.4 Core Strategy Policy PN2 relates specifically to the Vauxhall area and sets out specifically that Lambeth will ensure that a high quality riverside walk is maintained.

6.5 It is advised that UDP (2007) Policy 42 (previously cited in the reason for imposing the condition) was superseded in its entirety following adoption of the core strategy in January 2011.

7 Assessment

7.1 In reaching any conclusion on amending the condition, the Local Planning Authority must have explicit regard to the reason why the condition was imposed in the first instance. In this regard, condition 2 of planning permission 07/03387/FUL (the ‘marketing suite permission’) requiring the removal of the marketing suite after a temporary period was imposed explicitly:

“To ensure the delivery of Open Space and the Thames Riverside Walk”; and for no other reason.

7.2 The delivery of the Thames Riverside Walk is not directly tied to the marketing suite permission. Condition 18 of the Tower’s permission requires the Riverside Walk to be delivered as per the approved plans; whereas the s.106 agreement requires that St George shall commence and complete each phase of the Riverside Walkway as part of the phase of the development which it adjoins. The Vauxhall Tower site, the marketing suite and also Kestrel house fall within phase 4 of the St George Wharf Development.

7.3 As the Vauxhall Tower is currently under construction there is no obligation upon the developer in the S106 to provide the riverside walkway at this time. Neither can it be provided at this time, given the ongoing construction. The Vauxhall Tower is estimated to be completed by Autumn 2013, by which time the developer will need to have removed the marketing suite and have provided the riverside walkway.

7.4 Given that the area of open space has yet to be provided and that there is no obligation in the S106 for the provision of the public amenity space and riverside walkway until Phase 4 is complete, no objection can be raised to the extension of the permission in relation to Saved UDP Policy 50 or Core Strategy Policy PN2.

7.5 The developer is obliged by the s.106 agreement to complete the Thames Path as part of the current phase of the development. Even if the Tower Marketing Suite were dismantled at this time, it would not in any way expedite the delivery of the Thames Path as the tower is still under construction. Having explicit regard to the reason why the condition was imposed ( i.e. to ensure the delivery of Open Space and the Thames Riverside Walk), there is no practicable reason and/or benefit for the local planning authority to enforce removal in advance of the timeframe now sought under this application.

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8 Other Matters

8.1 A number of other objections to the retention of the marketing suite have been raised by existing residents of St George’s Wharf – see section 5. However, none of these relate to the explicit reason of why the condition was ‘necessary’ to impose in the first instance.

8.2 It has always been acknowledged that the delivery of the entire St George’s Wharf development (and the associated provision of the Riverside Walkway) would be undertaken in phases – hence the phasing secured via the s.106 agreement. This is not surprising given the scale of the development.

8.3 In determining the marketing suite permission the council accepted that the proposal would not result in any significant loss of sunlight or daylight to neighbouring properties.

8.4 Whilst at that time (2007) concern was raised with regards to the marketing suite ‘enclosing’ the two 2nd Floor 'prow' units in Kestrel House, at that time both 'prow' units had yet to be sold. Bearing that in mind and given the temporary nature of the proposal, a condition of consent was imposed requiring the future/potential occupiers of these units to be informed of the marketing suite planning permission so that potential occupiers could make their own judgement in purchasing the properties.

8.5 As part of the determination of this application Officers have been given sight of the sales documents for the adjoining properties in Kestrel House. These clearly state that the marketing suite will be on site for a period of 4-5 years from September 2008 until September 2013.

8.6 It is again therefore considered that the short term harm to the amenity of the occupiers of the two prow units of Kestrel House would not warrant refusing the current planning application. It must be remembered that the council have already previously ruled that the requirement to inform purchasers in advance of purchase of the presence and duration of the marketing suite was a suitable procedure to deal with the short term harm. Moreover, the temporary period for the marketing suite was not imposed due to impact upon these units.

8.7 In January 2011 the council granted planning permission to extend the duration of the marketing suite from December 2011 to December 2012. Whilst the applicant actually requested an extension until December 2014, the recommending officer commented that “as the proposed existence of a temporary structure for 4 years was deemed acceptable in 2007, but the structure was not completed for over two years, a logical approach would be to allow the existing structure to be present for four years from when it was complete. This would result in the completed structure being present for no longer a period of time than originally permitted”.

8.8 Whilst a further extension of time is now sought, the additional 6 months sought appropriately reflects the build timetable as is now in place and would not undermine the reason for actually imposing the temporary consent in the first place. The extension of time must be assessed on its planning merits, having

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regard to the reason why the condition was imposed and, in that context, to the relevant policies of the development plan as set out in section 6 of this report.

9 Conclusion

9.1 The developer is obliged by the s.106 agreement to complete the Thames Path as part of the current phase of the development. Even if the Tower Marketing Suite were dismantled at this time, it would not in any way expedite the delivery of the Thames Path as the tower is still under construction. Having explicit regard to the reason why the condition was imposed ( i.e. to ensure the delivery of Open Space and the Thames Riverside Walk), there is no practicable reason and/or benefit for the local planning authority to enforce removal in advance of the timeframe now sought under this application.

9.2 It has always been acknowledged that the delivery of the entire St George’s Wharf development (and the associated provision of the Riverside Walkway) would be undertaken in phases – hence the phasing secured via the s.106 agreement. This is not surprising given the scale of the development.

9.3 Whilst the inconvenience of the neighbouring occupiers is noted, it remains the case that the proposal would not delay and/or prejudice the delivery of Open Space and the Thames Riverside Walk as per the requirements on the developer set out in the extant s106 agreement. In this context, the extension of time would not unacceptably conflict with any of the policies set out within the current development plan for the Borough which are relevant to the reason why the condition was imposed in the first instance.

10 Recommendation

10.1 Grant planning permission

11 Summary of the Reasons

11.1 In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision Saved UDP Policy 50 and Core strategy Policy PN2 were relevant.

12 Condition Variation

12.1 Original Wording of Condition 2 of Planning Permission 07/03387/FUL, as amended by Planning Permission 10/03498/FUL:

All buildings and structures hereby permitted shall be removed by no later than the date of 1 December 2012.

Reason: To ensure the delivery of Open Space and the Thames Riverside Walk, in accordance with saved policy 50 of the Adopted Unitary Development Plan (2007).

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12.2 Amended Wording:

All buildings and structures hereby permitted shall be removed by no later than the date of 1st June 2013.

Reason: To ensure the delivery of Open Space and the Thames Riverside Walk, in accordance with saved UDP Policy 50 and Core strategy Policy PN2.

13 Informatives

13.1 You are advised that all conditions attached to permission 07/03387/FUL except condition 2 remain in force as originally worded.

______

Page 127 Agenda Item 8

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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Site address 8 Albert Embankment, London SE1 7SP

Ward Prince's Ward

Proposal Refurbishment, alteration and extension to the grade II listed fire station to provide a fire station and associated functions for the London Fire Brigade (sui generis) on part basement and ground floors, with residential (class C3) above, including demolition of the communication mobilising centre. Demolition of the brigade workshop/office buildings to the rear of the fire station. Construction of 7 new buildings ranging in height from 5 to 15 storeys for mixed use purposes, including residential dwellings (class C3); office/business space (class B1); ground floor units for shops, financial and professional services, restaurants and cafes, and/or drinking establishments (classes A1, A2, A3 and/or A4); and ancillary facilities. Refurbishment and internal alterations to the grade II listed drill tower associated with the new fire station. Construction of basements to provide servicing, parking, energy centre, plant and storage. Creation of areas of open space and alterations to the existing vehicular and pedestrian accesses and highway arrangements within and around the site. The development would provide a total of 265 residential units, a 2,721 sq metres fire station, 8,554 sq metres of commercial floor space (use Class B1), 696 sq metres of retail/A Class floor space and 92 car parking spaces.

Application type Appea l – Public inquiry

Application ref(s) LBC Ref : 10/04473/FUL

Planning Inspectorate Refs : APP/N5660/A/12/2180815/NWF APP/N5660/E/12/2180808 APP/N5660/E/12/2180812 Validation date N/A

Case officer details Name: Iwan Richards Tel: 020 79261252 Email:[email protected]

Applicant Albert Embankment LLP and London Fire and Emergency Planning Authority

Ag ent DP9 100 Pall Mall London SW1Y 5NQ For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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Considerations/constraints .N/A

Approved plans N/A

Recommendation(s) To grant the Head of Development Management delegated power to negotiate and agree a Section 106 agreement in accordance with the heads of terms set out in the report to this committee on 13 December 2011 and to submit draft conditions as outlined in this committee report. Such power is only to be exercised if the Planning Inspector upholds the appeal.

Report Review

Department(s) or Organisat ion(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 13/11/12 13/11/12 Throughout

Background documents Agenda and Minutes of the Planning Applications Committee held on 13 December 2011

Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 This report seeks to outline the background to the appeal and highlights the need for officers to be provided with delegated powers to submit the section 106 and draft planning conditions at the appeal, in the event that the appeal is upheld

2 Background 2.1 On 13 December 2011 Planning Applications Committee resolved to refuse planning permission for the proposed development.

2.2 Members expressed the following concerns:

• The overshadowing and loss of light

• The proposed height of the buildings

• The lack of affordable housing

• Given the harm to heritage assets and residential amenities the committee felt that a departure from policy was not justified.

2.3 Reasons for refusal:

Reason 1 “The development, by reason of the proposed alterations and extensions to 8 Albert Embankment and the height and width of building D, would prove unacceptably harmful to the special architectural and historic interest and setting of the Grade II Listed 8 Albert Embankment. Furthermore, given the positive contribution of that building to the existing townscape, the development would also prove harmful to the existing townscape, the special historic and architectural character of the Thames Policy Area and the character and appearance of the Albert Embankment Conservation Area. The development therefore fails against London Plan Policy 7.8, Policies 33, 36, 40, 41, 43, 45 and 47 of the London Borough of Lambeth’s Unitary Development Plan (2007) and Core Strategy Policies S9 and PN2.”

Reason 2

“The development, by reason of its impact upon the levels of daylight and sunlight received to neighbouring residential properties, would prove unacceptably harmful to the residential amenity of existing residents in the vicinity of the application site. The development therefore would conflict with Policy 7.6 of the London Plan and Policy 33 of the London Borough of Lambeth’s Unitary Development Plan.”

Reason 3

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“The development would provide an unacceptably low level of affordable housing and, as such, would fail to appropriately promote a mixed and balanced community or seek to appropriately address Lambeth’s housing need. The development therefore conflicts with Policies 2.13, 3.8, 3.9, 3.11 and 3.12 of the London Plan and Policies S2 and PN2 of Lambeth’s Core Strategy.”

Reason 4

“The development, by reason of its height and bulk, would fail to relate satisfactorily to the adjacent townscape taking into account the height, massing and scale of neighbouring buildings and the historic built form of the area. The development therefore would conflict with London Plan Policy 7.7, Policies 33 and 47 of the London Borough of Lambeth’s Unitary Development Plan and Core Strategy Policy S9.”

Listed Building Consent Application

“The development, by reason of the proposed alterations and extensions to 8 Albert Embankment, would prove unacceptably harmful to the special architectural and historic interest of the Grade II Listed 8 Albert Embankment. The development therefore fails against London Plan Policy 7.8, Policy 45 of the London Borough of Lambeth's Unitary Development Plan and Core Strategy Policy S9.”

Conservation Area Consent Application “In the absence of a planning permission having been granted for an acceptable scheme of redevelopment, the demolition of the buildings on the site would cause unacceptable harm to the character and appearance of the Albert Embankment Conservation Area; contrary to Policy 47 of the London Borough of Lambeth’s Unitary Development Plan (2007).”

2.4 The appeal site contains significant heritage assets, and the Council will demonstrate that the appeal proposal would have a detrimental impact upon the special interest of the listed buildings and their settings and fails to preserve or enhance the surrounding conservation area.

The original application was accompanied by a daylight, sunlight, overshadowing, light pollution and solar glare assessment. The Planning Applications Committee expressed concern that the appeal proposal failed to achieve BRE criteria in respect of vertical sky component (VSC) assessment and daylight distribution, and thus the Council will argue at the inquiry that the proposal is unacceptable at this location.

The Council will argue that an 8% provision of affordable housing is unacceptable and falls short of the typically expected levels of affordable housing provision (up to 40%). It also falls short of the minimum 15% affordable housing requirement set out in the VNEB OAPF.

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3 The Planning Appeal

3.1 Timetable for the Public Inquiry

§ 30 November 2012 Submission of Statement of case

§ Early December 2012 – Pre Inquiry meeting with the Inspector

§ 29 January 2013 – Submission of proofs of evidence

§ 26 February 2013 – Commencement of the Inquiry

§ Duration of the Inquiry: 12 days

§ Venue: Stockwell YMCA

3.2 Without prejudice to the Local Planning Authority’s case, should the Inspector be minded to allow this appeal it is imperative that officers have the delegated authority to discuss possible conditions, a list of which was outlined in the officer’s report to committee on 15 March 2011 (for convenience, these are appended to this report).

3.3 Officers will also require delegated authority to discuss the details of a section 106 Agreement in the event of the appeal being upheld. The proposed details are contained in the officer’s report to the Planning Applications Committee on 13 December 2011(for convenience, these are appended to this report)

3.4 The terms of reference of the Planning Applications Committee as set out in the Council’s Constitution reserve the grant of planning consent and therefore any conditions attached to that consent, to the committee itself. The terms of reference also reserve to the committee the agreement of section 106.s on major applications. It is for this reason that specific delegation to officers is required when a matter goes to appeal.

4 Conclusion

4.1 In order to enable officers to comply with the planning appeals regulations and to provide the Planning Inspector with all the necessary information, it would be expedient if officers were provided with the delegated authority in respect of the submission and negotiation of planning conditions and the Section 106 Agreement at the public inquiry and in submissions thereto. This is a requirement of the planning appeal process which must be provided by both parties, but without prejudice to the respective submissions by the parties.

5 Recommendation

5.1 Grant officers delegated authority in respect of the submission of planning conditions and Section 106 Agreement in respect of the above planning appeal

6 Draft Planning Conditions

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1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act 2004.

2 Before commencement of the relevant stage of development, full details of the proposed construction methodology, in the form of a Method of Construction Statement, shall be submitted to and approved in writing by the Local Planning Authority. The Method of Construction Statement shall include details and arrangements regarding: the notification of neighbours with regard to specific works; advance notification of road closures; details regarding parking, deliveries and storage (including details of the routing of delivery vehicles to and from the site and the accommodation of all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site during the construction period); details regarding dust mitigation; details of measures to prevent the deposit of mud and debris on the public highway; and other measures to mitigate the impact of construction on the amenity of the area. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway. (Policies 7, 9, 31, and 48 of the Adopted Unitary Development Plan (2007)).

3 Notwithstanding the details shown on the approved plans, prior to the commencement of the relevant stage of building works a full design specification of the shop fronts to the active frontage units of the scheme and of all facades which present to the public realm shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be constructed in accordance with the details approved, unless otherwise agreed in writing with the Local Planning authority.

Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance the visual amenities of the locality (Policies 33, 37 40 and 43 of Lambeth’s Unitary Development Plan and Policies S9 and PN2 of Lambeth’s Core Strategy).

4 Notwithstanding the approved drawings and prior to the commencement of the relevant stage of construction, samples and a schedule of all materials to be used in the elevations, balconies, roofing and joinery of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details. In particular the following details must be submitted: a) Windows

Page 134 b) Winter Gardens c) Balconies d) Terraces e) Canopies f) Joinery g) Decorative Brickwork h) Gates i) Ground Floor Entrances j) External Cycle Storage

Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance the visual amenities of the locality (Policies 33, 37, 41, 43, 45 and 47 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy).

5 Prior to the commencement of the relevant stage of construction full details of the public realm provisions of the development including Lambeth High Street, Whitgift Street, Black Prince Road and Newport Street as indicatively shown on drawing P2102 have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include the detailed design of the landscaping of the public realm, a strategy to maximise inclusivity, planting specifications, details of street furniture, details of signage (inclusive of a way finding strategy), details of how the provisions will facilitate the predicted movement patterns through the development, a materials palette for the ‘hard’ elements of the landscaping, design features included to mitigate the potentially hostile environment (particularly wind), best endeavours to enhance the ecological value of the site, and a robust management strategy for the continued and ongoing maintenance of the space. The public realm provisions shall thereafter be provided and retained/maintained in accordance with the approved details and maintenance strategy for the duration of the permitted development, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the proposed landscaping and public realm areas are of a high quality and for consistent treatment of the public realm (Policies 33 and 39 of Lambeth’s Unitary Development Plan and Policies S9 and PN2 of Lambeth’s Core strategy).

6 There shall be no occupation of the development (other than the fire station) prior to the substantial completion of the proposed highways and public realm works to Lambeth High Street, Whitgift Street, Black Prince Road and Newport Street as indicatively shown on drawing P2102; unless otherwise agreed in writing by the local planning authority.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policies S4and PN2 of Lambeth’s Core Strategy).

7 Prior to the commencement of building works above ground, full details of the layout, landscaping (hard and soft), furniture and on-going maintenance of

Page 135 the external communal amenity spaces of the development (the roof gardens of buildings B, C and G and the podiums) shall be submitted to and approved in writing by the Local Planning Authority. The external communal amenity spaces shall be inclusive of at least 230sqm of play space for children between 0 and 5 years old. The external communal amenity spaces of the relevant part of the application site (i.e. the front site and the middle site) shall thereafter be provided in accordance with the approved details prior to the residential occupation of the relevant part of the application site and retained thereafter for the duration of the development.

Reason: To ensure the provision of a sufficiently high quality external communal amenity space for the development to benefit the residential occupants of the development and to lessen the impact of the development upon local amenity spaces that would otherwise occur (Policies 33 and 39 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy).

8 Notwithstanding the details shown on the approved drawings, building E (N) shall be provided with a first floor direct access to the communal amenity space located upon the central podium of the middle site, for use by all residents of building E (N), and in accordance with details that have prior to the commencement of development works upon the middle site been submitted to an approved in writing by the local planning authority.

Reason: To ensure inclusivity and suitable access to the central amenity space for the residents of building E(N) and to lessen the impact of the development upon local amenity spaces that would otherwise potentially occur (Policies 33 and 39 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy).

9 Prior to development works above ground level of the relevant part of the application site (i.e. the front site, the middle site and the rear site), full details of the internal communal amenity spaces of the development (the club room and the retained board room at levels 1 and 2 respectively of building A and the communal terraces of buildings D and F) shall be submitted to and approved in writing by the local planning authority. The submissions shall be inclusive of the envisaged usage of the areas, the fit out of the rooms, the means of terms of access to the areas, landscaping and the proposed arrangements for the ongoing maintenance and up-keep of the areas. The internal communal amenity spaces of the relevant part of the application site (i.e. the front site and the middle site) shall thereafter be provided in accordance with the approved details prior to the residential occupation of the relevant part of the application site and retained thereafter for the duration of the development.

Reason: To ensure the provision of a sufficiently high quality external communal amenity space for the development to benefit the residential occupants of the development and to lessen the impact of the development upon local amenity spaces that would otherwise occur (Policies 33 and 39 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy).

10 The development shall be constructed and operated thereafter to ‘Secured by Design Standards’. A certificate of accreditation to Secured by

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Design Standards shall be submitted to the local planning authority for approval in writing prior to the residential occupation of the relevant part of the application site (the front site, the middle site or the rear site).

Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of Lambeth’s Unitary Development Plan and Policy S9 of Lambeth’s Core Strategy).

11 Prior to the commencement of building works above ground level of the relevant part of the application site (i.e. the front site and the middle site), full details of a lighting strategy, including details of the lighting of all communal and public areas in and around buildings shall be submitted to and approved in writing by the local planning authority. The approved lighting shall be installed before the commencement of use (other than the fire station) and shall be maintained thereafter for the duration of the development in accordance with the approved details, unless an alternative implementation schedule is agreed in writing with the Local Planning Authority.

Reason: To ensure that satisfactory attention is given detailed design, to security and community safety and to providing acceptable living environments for future residents of the development (Policy 7, 32 and 33 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy).

12 Notwithstanding the provisions of Article 3 and Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), no gates, fences, walls or other means of enclosure, other than those that may be approved pursuant to other conditions of this consent, shall be erected within the application site without the prior written approval of the Local Planning Authority.

Reason: To ensure that the Local Planning Authority may be satisfied that the details of the proposal (Policies 9, 33 and 39 of Lambeth’s Unitary Development Plan and Policy S9 and PN2 of Lambeth’s Core Strategy).

13 No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings.

Reason: To ensure an appropriate standard of design (Policy 33 Lambeth’s Unitary Development Plan and Policy S9 and PN2 of Lambeth’s Core Strategy).

14 Unless the listed building constraints of building A dictate otherwise, the residential units of the development shall be designed and constructed to meet the following standards: a) for living rooms, 35 dB(A) LAeq 16 hour between 07:00 and 23:00 hrs; b) for bedrooms, 30 dB(A) LAeq 8 hour between 23:00 and 07:00 hrs; and c) 45 dB(A) max for any individual noise event (measured with F time weighting)

Page 137 between 23.00 and 07.00hrs

Verification of the achievement of the prescribed standards shall be submitted to and approved in writing by the local planning authority prior to the residential occupation of the relevant parts of the application site (the front site, the middle site and the rear site).

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy S2 of Lambeth’s Core Strategy).

15 There shall be no amplified sound, speech or music system used in association with any of the ground floor commercial premises fixed, used, or audible outside any of those ground floor commercial premises.

Reason: To safeguard the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core Strategy).

16 Prior to the commencement of building works above ground level of the relevant part of the application site (i.e. the front site and the middle site), full details of internal and external plant equipment and trunking (including building services plant, ventilation and filtration equipment) and commercial kitchen exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local Planning Authority. All flues, ducting and other equipment shall be installed in accordance with the approved details prior to the relevant use commencing on site and shall be retained for the duration of the use, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future residential occupiers or of the area generally (Policy 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 and PN2 of Lambeth’s Core Strategy).

17 Noise from any mechanical equipment or building services plant shall not exceed the background noise level when measured outside the window of the nearest noise sensitive or residential premises, when measured as a L90 dB(A) 1 hour.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core strategy).

18 No process shall be carried out or machinery installed at the development which could not be installed in a residential area without detriment to the amenity of the area because of noise, vibration, smell, fumes, smoke soot, ash, dust or grit.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core strategy).

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19 The hours of operation of the active frontage uses (Use Classes A1 to A4) hereby permitted shall be submitted to and agreed in writing by the Local Planning Authority prior to first occupation of the relevant premises and shall not operate other than in accordance with the agreed hours unless agreed in writing by the Local Planning Authority.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core Strategy).

20 All residential flats hereby permitted shall comply with the relevant Lifetime Homes standards.

Reason: To secure appropriate access for disabled people, in accordance with Policy S2 of Lambeth’s Core Strategy.

21 At least 10% of the residential flats hereby permitted shall be designed so that they can be easily adaptable to meet the Wheelchair Housing standard.

Reason: To secure appropriate access for disabled people, in accordance with Policy S2 of Lambeth’s Core Strategy.

22 The development shall be constructed to meet at least code level 3 for the Code for Sustainable Homes and at least BREEAM ‘Very Good’ for all other elements of the scheme. Prior to the commencement of building works, a full BREEAM pre-assessment for all non-residential elements, and a Code for Sustainable Homes pre-assessment for the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the prescribed performance levels. No later than 6 months from the substantial completion of the development verification that the development has achieved the relevant targets shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure sustainable design and construction (Policy 35 of Lambeth’s Unitary Development Plan and Policies S7 and PN2 of Lambeth’s Core Strategy).

23 No demolition works shall take place within the site other than in full accordance with a programme of archaeological work (inclusive of a written scheme of investigation) which has first been submitted to and approved in writing by the Local Planning Authority.

Reason: To prevent the grubbing out of foundations and other obstructions that may result in impact upon the potential archaeological resource (Policy S9 of Lambeth’s Core Strategy).

24 No development shall take place other than in full accordance with a programme of archaeological work (including a written scheme for investigation and in accordance with appropriate English Heritage guidelines) which has first been submitted to and approved in writing by the Local Planning Authority. The archaeological works shall be carried out by a suitably qualified investigating

Page 139 body acceptable to the Local Planning Authority.

Reason: To minimise the potential damage to archaeological remains (Policy S9 of Lambeth’s Core Strategy).

25 Prior to the commencement of the relevant stage of construction, a detailed design and method statement for the foundation design and all new ground works has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that any archaeological remains on this site are preserved in situ (Policy S9 of Lambeth’s Core Strategy).

26 No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for harm/damage to ground water, subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground water and sewerage utility infrastructure and piling has the potential to impact upon local underground water and sewerage utility infrastructure (Policies S6 and PN2 of Lambeth’s Core Strategy).

27 Development shall not commence until a drainage strategy (detailing any on and/or off site drainage works) has been submitted to and approved in writing by the local planning authority. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policies S6 and PN2 of Lambeth’s Core Strategy).

28 Development shall not begin on site until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development and inclusive of details of how the scheme shall be maintained and managed after completion, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is substantially completed.

Reason: To ensure groundwater is protected, to minimise risk of flooding, to improve and protect water quality, to improve habitat and amenity, and to ensure future maintenance of the surface water drainage system (Policies S6 and PN2 of Lambeth’s Core Strategy).

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29 Commencement of the relevant stage of construction shall not occur until the following components of a scheme to deal with the risks associated with contamination of the site have been submitted to and approved in writing by the local planning authority:

1. A site investigation scheme, based on previous findings to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site; 2. The site investigation results and the detailed risk assessment (1); 3. An options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

The development shall thereafter be implemented in accordance with the details and measures approved.

Reason: To ensure appropriate consideration and remediation of risks associated with contamination of the site (Policies S6 and PN2 of Lambeth’s Core Strategy).

30 Prior to occupation of any part of the relevant part of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved in writing by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority.

Reason: Depending on the outcome of any ground investigation and subsequent risk assessment, it may be necessary for remediation to be carried out. If this is the case, it will be necessary to demonstrate that any work has been carried out effectively and the environmental risks have been satisfactorily managed (Policies S6 and PN2 of Lambeth’s Core Strategy).

31 If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

Reason: The site is underlain by a Secondary aquifer and groundwater quality needs to be protected. Any visibly contaminated or odorous material encountered on the site during the development work, must be investigated (Policies S6 and PN2 of Lambeth’s Core Strategy).

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32 Prior to the commencement of use of the relevant part of the development (other than the fire station use of the front site), a Waste Management Plan for the relevant part of the development shall be submitted to and approved in writing by the Local Planning Authority. The waste management plan(s) shall thereafter be implemented in accordance with the approved details for the duration of the development, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that adequate provision is made for the storage of refuse and the provision of recycling facilities on the site and in the interests of the amenities of the area. (Policies 9 and 33 of Lambeth’s Unitary Development Plan and Policies S8 and S9 of Lambeth’s Core Strategy).

33 Prior to the occupation of more than 50% of the residential units hereby permitted, the active frontage/’A’ Class units and the B1 office space shall be completed and available for occupation in accordance with the plans hereby approved, unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure the satisfactory provision of employment/commercial floor space on the site (Policy PN2 of Lambeth’s Core Strategy).

34 The ground floor active frontage units of buildings B and D shall only be occupied by uses falling within Use Classes A1, A2, A3 or A4 of the Town and Country Planning (Use Classes) Order 1987 (as amended) and shall not be used for a dual or mixed use of those uses. Following initial commencement of any of those units, this planning permission shall not thereafter confer any further rights of change of use to those individual units other than those that are conferred by the Use Classes Order 1987 (as amended) and Schedule 2, Part 3, Class D of the Town and Country Planning (General Permitted Development) Order 1995 (as amended). Reason: To ensure that the resultant use of the property is appropriate to the vitality, viability and function of the shopping centre and to ensure that any future change of use as would otherwise be permitted would not act to undermine that vitality, viability and functionality (Policy S3 and PN4 of the Lambeth’s Core Strategy).

35 Prior to the commencement of the relevant stage of construction, details of the provision for cycle parking for the residential and commercial elements shall be submitted to and approved in writing by the local planning authority. The details as approved shall thereafter be provided prior to the residential occupation of the relevant part of the application site (i.e. the front, middle and rear sites) and shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport. (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy).

36 Notwithstanding the details shown on the approved plans, the development shall provide no more than 67 parking spaces for the proposed development; in accordance with details that have been submitted to and

Page 142 approved in writing prior to the commencement of development works at the site. Thereafter, the scheme for parking, garaging, manoeuvring, and the loading and unloading of vehicles as approved shall be laid out in accordance with the approved details prior to the initial residential occupation of the relevant part of the development and those area shall not thereafter be used for any other purpose, or obstructed in any way.

Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy).

37 No more than 67 of the parking spaces of the development shall be provided for use by residents of, and visitors to, the residential element of the development.

Reason: To minimise the levels of parking provision on the site in connection with the residential element of the development, so as to minimise the impacts of the development upon the function and safety of the highway network and so as to promote more sustainable modes of transport in such a sustainable location (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policies S1, S4 and PN2 of Lambeth’s Core Strategy).

38 Prior to the initial residential occupation of the development, a Parking Management Plan shall be submitted to and approved in writing by the local planning authority. The plan shall be inclusive of details of parking space allocation, details of access and details of how parking outside of the designated spaces will be prevented and policed. The Parking Management Plan shall thereafter be implemented for the duration of the development, unless the written consent of the local planning authority is received for any variation.

Reason: To ensure proper management of the parking areas (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy).

39 No part of the buildings hereby permitted shall be occupied or used until a strategy for the management of deliveries and servicing for the relevant part of the development has been submitted to and approved in writing by the Local Planning Authority. Deliveries and servicing shall thereafter be carried out solely in accordance with the approved details.

Reason: To avoid hazard and obstruction being caused to users of the public highway and to residential amenity (Policies 9 and 33 of Lambeth’s Unitary Development Plan and Policies S2 and S4 of Lambeth’s Core Strategy).

40 The relevant part of the development shall not be occupied until an area has been laid out within the site for vehicles to turn in accordance with approved drawing/details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant part of the development, and those areas shall not thereafter be used for any other purpose or obstructed in any way.

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Reason: To enable vehicles to draw off and turn clear of the highway thereby avoiding the need to reverse onto the public highway (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy).

41 Prior to the residential occupation of the relevant part of the development (the front site, the middle site and the rear site) all other existing access points not incorporated in the development hereby permitted shall be stopped up by raising the existing dropped kerb/removing the existing bellmouth/and reinstating the footway verge and highway boundary to the same line, level and detail as the adjoining footway verge and highway boundary.

Reason: To limit the number of access points along the site boundary for the safety and convenience of the highway users (Policies 9 and 33 of Lambeth’s Unitary Development Plan and Policies S4 and S9 of Lambeth’s Core Strategy).

42 No residential occupation of the front site shall occur until such time as the improvements to the operational fire station, as set out in the planning submissions, have been completed in their entirety.

Reason: The alterations and extensions to the grade II listed building are only justified, in part, by the provision of a modernised fire station within the building (Unitary Development Plan Policies 45 and 47 and Core strategy Policy S9).

43 No residential occupation of the middle site shall occur until such time as the development of the rear site has been commenced. No more than 50% of the residential units of the middle site shall be occupied until the residential units of the rear site have been made ready for occupation.

Reason: To ensure the delivery of the social rented affordable housing element of the development (Core strategy Policies S2 and PN2).

44 The obelisk currently located on the front site shall, unless proved impracticable, be retained and relocated within the site as part of either the public realm or communal amenity space provisions. Full details of the new location, the method of relocation (including storage and protection during the construction period), the new fixings and any remedial works required, shall be submitted to the local planning authority prior to the commencement of any building works on site.

Reason: To ensure suitable retention and protection of the obelisk, which is of intrinsic heritage value (Unitary Development Plan Policies 45 and 47 and Core strategy Policy S9).

45 Prior to the commencement of any development works on site, a time table for the implementation and construction of the development shall be submitted to and approved in writing by the local planning authority. The time table shall set out the key events of the ongoing detailed design process, the key events of the construction process and the timings for the submission (and

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approval) of details as are required pursuant to the other conditions of this planning permission. The submission of the details as are required pursuant to the requirements of the other conditions of this planning permission shall thereafter be submitted in accordance with the approved timetable; unless otherwise agreed in writing with the local planning authority.

Reason: In order to ensure appropriate timings for the submission of details pertaining to the development.

46 The development hereby permitted shall be carried out in accordance with the approved plans listed in this decision notice, other than where those details may be superseded by details as may be approved pursuant to the requirements of the listed planning conditions.

Reason: To ensure that the development is implemented in accordance with the approved planning consent.

7 Draft Section 106 Agreement

• Access to the communal amenity spaces of the development: the communal amenity spaces shall be made available for use by all residents within the relevant parts of the development. • Health Contribution: £289,365 to be applied towards primary care purposes in the northern part of the Borough of Lambeth

• Indoor Sport and Leisure Contribution: £200,864 to be applied towards the provision of new and/or the enhancement of existing indoor sports and leisure facilities in the northern part of the Borough of Lambeth serving the needs of occupiers and users of the development

• Libraries Contribution: £53,857 to be applied towards new library provision and/or improvement works to the existing public library provision in the northern part of the Borough of Lambeth to increase capacity for use; and/or the provision of new library books and IT equipment to meet new population demand in the northern part of the Borough of Lambeth

• Local Labour in Construction Contribution: £302,000 to be applied towards providing training to persons with an interest in working in the construction industry and in particular in the provision of training opportunities in the construction of the development for construction trainees resident within the Borough of Lambeth

• Local Labour in Construction Commitments: to work with the Council to identify and promote opportunities for the use of local sub contractors and construction workers for the construction of the Development; to use reasonable endeavours to identify training opportunities on the Application Site for construction trainees resident within the Borough of Lambeth; and to provide the Council with regular reports detailing the percentage of local employment on the Application Site during construction of the Development

• Parks and Open Spaces Contribution: £387,373 to be applied towards the

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provision of new and/or the enhancement of existing parks and open space facilities in the northern part of the Borough of Lambeth serving the needs of occupiers and users of the development

• Play Space Contribution: £39,833 to be applied towards the provision of new and/or the enhancement of existing play spaces for children and young people in the northern part of the Borough of Lambeth serving the needs of occupiers and users of the development

• Primary Schools Contribution: £462,638 to be applied towards the provision of primary education facilities within the northern part of the Borough of Lambeth

• Public Art Scheme: a scheme to be submitted to the Council for its approval giving details of the Public Art to be provided within the application site to a cost of not less than £115,000

• Revenues Contribution: £47,000 to be applied to the revenue cost to maintain facilities provided by planning obligations

• Secondary Schools Contribution: £237,693 to be applied towards the provision of secondary education facilities within the Borough of Lambeth

• Strategic Transport Contribution: £4,554,417 to be applied towards strategic transport improvements in the Vauxhall Nine Elms Battersea Opportunity Area.

• Travel Plan and Travel Plan Monitoring Fee of £1,000: Plan to be submitted for the council’s approval and thereafter operated and up-dated for the duration of the development.

• Car Club: to provide six Car Club Parking Space within the development and to offer free membership of the Car Club on the application site for the minimum period of 1 (one) year to all residents within the development

• Parking Permit Free Provisions: all occupiers of the dwelling units, unless they are the holder of a disabled persons badge issued pursuant to Section 21 of the Chronically Sick and Disabled Persons Act 1970, shall be ineligible to be granted a permit to park a vehicle in a residents' parking bay located in the vicinity of the application site

• Improvements to Railway Arches: £50,000 towards improvements to the lighting and improvement of the railway arch between the middle and rear site

• Public Realm Provisions: the s.106 agreement would ensure the provision of the public realm landscaping works across the site by requiring the applicant/developer to: 1) devise and submit for the council’s approval a detailed scheme for the laying out of the public realm of the whole site; 2) enter into all necessary agreements and to obtain all necessary consents prior to implementation; and 3) thereafter deliver the works in accordance

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with a schedule that has first been agreed in writing by the local planning authority.

• Energy and Sustainability Scheme: the submission of such for the council’s approval

• Mitigation Measures Relating to Television Reception: requirements to monitor and thereafter use reasonable endeavours to reinstate satisfactory radio, satellite, terrestrial television or other telecommunications services reception to residential properties as may be affected by the development

• Monitoring Fee: £30,000 to be used only by the Council for monitoring the observance and performance of the obligations in the deed and upon the administration of the provisions of the deed

______

Page 147 Agenda Item 9

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Site address 42 Baldry Gardens, London, SW16 3DJ

Ward Streatham South

Proposal Conversion of existing 3 bedroom maisonette into a 1 bedroom flat at first floor level, and a 1 bedroom flat at second floor level.

Application type Full Planning Application

Application ref(s) 12/02234/FUL

Validation date 2nd July 2012

Case officer details Name: Andrew Forrest Tel: 020 7926 1204 Email: [email protected]

Applicant Ms Chantel Miller

Agent Pamela Fitzsimons

Considerations/constraints Article 4 direction – CA62 Streatham Lodge CA62: Streatham Lodge Estate Conservation Area Street under Conversion Stress

Approved plans OS Plan 1:1250; 42BG/P/01; 42BG/P/02; 42BG/P/03

Recommendation(s) Grant planning permission

Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 14.11.12 14.11.12 None

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Consultation

Department(s) or Organisation(s) Consul ted? Date Comments (y/n) response summarised received in report? (y/n) Internal Highways & Transport Y 17/07/2012 Y Conservation & Urban Design Y 17/07/2012 Y Tree Officer N/A N/A N/A Crime Prevention Design Advisor N/A N/A N/A

External Streatham Society Y N/A Streatham Conservation Association Y N/A

Appendices

None

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 The key issues relating to this case are as follows:

• Principle of redevelopment of the site; • The design of the proposal and impact on visual amenity and the character and appearance of the Streatham Lodge Estate Conservation Area; • Standard of proposed living accommodation; • Impact on the amenity of neighbouring residents; • Transport implications of the proposal;

2 Site Description

2.1 The application site is a three storey semi-detached residential building that has been historically sub-divided into self contained flats. The site is bound to the side and rear by the curtilage of residential properties and there are residential properties opposite. The area is predominantly residential in character and appearance.

2.2 There are no listed buildings on or in the vicinity of the site. The application site is located in the Streatham Lodge Estate Conservation Area and has an Article 4 direction – CA62 Streatham Lodge Estate

3 Planning History

3.1 Planning Application (86/01058/PLANAP) - Conversion and use as 3 self contained residential units, together with the erection of a single storey rear extension and alterations to the elevations – Permitted 22/08/1986.

3.2 Planning application (03/00650/FUL) - Demolition of existing rear addition and erection of a two storey, part single storey extension for use as a self contained dwelling [Retrospective application] – Refused 04/02/2005 for the following reasons:

1. The extension, by reason of its depth, position, design and use of materials, projects beyond the established rear building line and fails to harmonise with the original building and those adjoining, resulting in an incongruous and dominant addition to the host building to the detriment of the established character of the group of houses and the visual amenity of the area. As such, the proposal is contrary to Policies CD15, CD18 and H10 and Standard ST8 of the adopted Unitary Development Plan (1998), Policy 33 of the revised deposit Unitary Development Plan (2004-2017) and to the Council's Supplementary Planning Guidance 'Guidelines/Policies on Residential Extensions and Alterations' (2000). 2. The proposed development, by reason of its depth, position and fenestration constitutes an un-neighbourly form of development, which adversely affects the amenity of adjoining occupiers in terms of privacy and outlook and creates an overbearing sense of enclosure. The development appears dominant and overbearing when viewed from the property to the west. As such, the proposal is contrary to Policies CD15, and CD18 of the adopted

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Lambeth Unitary Development Plan (1998) and to Policies 7, 32 and 33 of the Deposit Replacement Unitary Development Plan (2004 - 2017).

3.3 Application for Certificate of Lawful Use (existing) (03/00809/LDCE) – Application for a Certificate of Lawfulness (Existing) for the retention of the use as four self contained flats - Refused 02/07/2003 for the following reasons

1. Insufficient information has been provided to demonstrate that, on the balance of probability, the use as applied for has existed continuously for 4 years prior to the date of the application

4 Proposal

4.1 The applicant is seeking planning permission to convert the existing 1 st and 2 nd floors of the property into two self-contained units.

4.2 The 1 st and 2 nd floor of the property are currently laid out and used as two separate self-contained units albeit the 2 nd floor is vacant. The application seeks to retain these two units with modifications to the layout shown on the submitted drawings 42BG/P/02 received 08/08/2012. The existing layout does not have the benefit of planning permission and was originally a maisonette.

4.3 The application has been amended to exclude the rooflights originally proposed and as such there will be no external changes to the building as a result of the proposal.

5 Consultations and Responses

5.1 Letters were sent to 68 neighbouring properties within the vicinity of the site, details of which can be found on the application file.

5.2 A site notice was displayed from 13 th July 2012 and a press notice was published in the Lambeth Weekender on the 13 th July 2012.

Internal consultation

5.3 Conservation and Urban Design – The conservation officer objected to the side roof lights. Advised a case could be made for the front rooflight in context of adjoining property. However all rooflights have been removed and this therefore removes the objection to the scheme from the Council’s conservation officer.

5.4 Transport and Highways – No objection raised

External consultation

5.5 The Streatham Society and the Streatham Conservation Association have been consulted but no response has been received.

5.6 4 objection letters from neighbours were received. The details of the objections are outlined below:

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No. of Letters No. of Objections No. in support Comments sent 68 4 0 0

• Concern is raised about terminology of the description and this being different to the plans submitted. Application plans show two flats as existing and application description states that the development is the conversion of an existing maisonette. • Concern raised that in validating the application are the Council recognising the two ‘unlawful flats’ • Concern is raised about development taking place in a designated street under conversion stress • Concern is raised about the proposed rooflights • Concern raised about the solicitors not checking lawfulness of development before purchase.

5.7 The application has been called in to Planning Applications Committee by Councillor John Kazantzis (Streatham South Ward Councillor).

6 Plan ning Policy Considerations

National Guidance

6.1 The National Planning Policy Framework (NPPF) was published in March 2012 and forms the national planning policy basis.

The London Plan 2011

6.2 The London Plan was published in July 2011 and replaces the previous versions which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.3 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. All Borough plan policies are required to be in general conformity with the London Plan policies

6.4 The key policies of the plan considered relevant in this case are:

Policy 3.3 Increasing Housing Supply Policy 3.4 Optimising Housing Supply Policy 3.5 Quality and Design of Housing Developments Policy 3.8 Housing choice Policy 6.9 Cycling Policy 6.13 Parking Policy 7.1 Building London’s Neighbourhood and Communities Policy 7.2 An Inclusive Environment Policy 7.4 Local Character

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Policy 7.6 Architecture

Local Planning Policies

6.5 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan (adopted 22 nd July 2011), the Lambeth Core Strategy (adopted 19 January 2011) and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’. Material considerations include the National Planning Policy Framework.

6.6 Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010

Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 17 Flat Conversions Policy 39 Streetscape, Landscape and Public Realm Design Policy 47 Conservation Areas

6.7 Local Development Framework: Core Strategy January 2011

Policy S1 Delivering the Vision and Objectives Policy S2 Housing Policy S4 Transport Policy S9 Quality of the Built Environment

7 Land Use

7.1 London Plan Policy 3.3 sets out borough housing targets, and in line with this the Council’s LDF Core Strategy Policy S2 states ‘ The Council will meet the borough’s housing needs to 2025 by the provision of at least 7,700 net additional dwelling across the borough between 2010/2011 and 2016/2017 in line with London Plan targets’.

7.2 The proposal would provide an additional residential unit, which would be consistent with the intent of national policy and would contribute towards meeting the residential needs of the Borough and is a compatible use with the existing use of the site.

7.3 The proposed conversion is in a property that is located within a designated street under conversion stress however the property has already been sub- divided and is not a single family dwelling to which the policy applies and therefore this is not a consideration under this application.

7.4 The principle of the proposed conversion of the existing unit to create two units would not be precluded by the policies of the current development plan subject to meeting the specific criteria of the policies listed above.

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7.5 For clarification the officer’s site visit and the submitted plans evidence the existing layout of the 1 st and second floors of the property as being laid out as two self-contained flats and not as suggested in the description of the development a maisonette. The existing layout does not have the benefit of planning permission and the application does not seek to retain this layout. The officers report does not assess this application on the basis of there being two existing flats unlawful or not but on the basis that the unit is a maisonette and it is sought to convert this into two self contained units.

8. Compliance with Lambeth’s SPD Guidance and Standards for Housing Development and House Conversions

8.1 The proposal would create 2 x 1 bed flats both with an internal floor area of 45sqm which would comply with the Council’s minimum internal floor area set out in its SPD in paragraph 1.11 for a 2 persons 1 bedroom flat. In addition to this the table in paragraph 1.11 of the SPD requires a minimum internal floor area of 12sqm for a bedroom, 3.5sqm for a bathroom/WC combined and Kitchen 6sqm, living/dinning 15.5sqm and provide storage space.

8.2 The two flats would have a bedroom over 12 sqm and a bathroom/WC combined in excess of 3.5sqm. In addition to this the flats would have an open plan kitchen/dinning/living space that would be in flat 3 23sqm and flat 2 26sqm both of which would be in excess of the minimum requirements as set out in the Council’s SPD.

8.3 In flat 3which has sloping ceilings there is more than 50% of floorspace that has a floor to ceiling height of 2meters in line with the requirement of paragraph 1.8 of the SPD.

9 Design

9.1 The proposal has been amended since the original submission to remove the rooflights from the side and front roofslopes. This was the only external alteration to the host property and as such the removal of these alterations from the scheme mean that there are no external alterations to the host property and therefore no change to the character and appearance of the host property or the Streatham Lodge Estate Conservation area in which the application site is located. 9.2 The Council’s conservation officer had raised objection to the rooflights only and not the principle of the conversion itself and therefore the objection to the scheme is removed as a consequence of the amendment.

10 Residential Amenity

10.1 The proposed development would not result in any loss of privacy, provision of daylight/sunlight or outlook to the neighbouring residents. Officers are satisfied that the resultant units would have adequate provision of daylight/sunlight and not have a compromised outlook or suffer a loss of privacy and therefore the residential amenity of future occupiers would be protected.

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11 Transport

11.1 The Council’s Highways transportation officer has assessed the application on the basis of the application being a conversion of a maisonette to two 1 bedroom flats and concluded that the proposal would not result in any adverse impact on the existing highway conditions and would not lead to pressures on existing on street parking levels or prejudice highway safety. There are no objections or conditions recommended

12 Conclusion

12.1 In conclusion it is considered that proposal is acceptable that it would be a compatible use with the existing site, help meet future housing targets and create two units that would be compliant with the recommended standards of the Council’s SPD Guidance and Standards for Housing Development and House Conversions. In addition there would be no change or impact on the character and appearance of the host property or the Streatham Lodge estate Conservation Area and as such would preserve its character and appearance. The proposal would not harm the neighbouring residents or future occupiers of the proposed flats residential amenity.

13 Recommendation

13.1 It is recommended that planning permission be granted subject to the following conditions:

Summary of the Reasons for granting Planning permission:

In deciding to grant planning permission, the Council has had regard to the relevant Policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following Adopted Local Development Framework Core Strategy (2011) and Unitary Development Plan (2007) Policies Saved beyond 5 August 2010 and not superseded by the Core Strategy (2011) were relevant.

Local Development Framework: Core Strategy (2011)

Policy S1 Delivering the Vision and Objectives Policy S2 Housing Policy S4 Transport Policy S9 Quality of the Built Environment

Unitary Development Plan: Policies as Saved Beyond 5 th August 2010

Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 17 Flat Conversions

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Policy 39 Streetscape, Landscape and Public Realm Design Policy 47 Conservation Areas

Conditions

1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

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Page 157 Agenda Item 10

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Site address Albemarle House, Stockwell Park Road, London, SW9 0XT

Ward Ferndale

Proposal Application for approval of reserved matters with respect to Appearance, Scale, Layout and Landscaping of outline planning permission 06/01769/OUT for the demolition of Albemarle House and redevelopment of the site to provide 92 flats and 760m2 of B1 offices together with associated works, granted on 23/03/2007

Application type Major

Application ref(s) 12/03365/REM

Validation date 02/10/2012

Case office r details Name: Kevin Tohill Tel: 020 7926 5021 Email: [email protected]

Applicant Network Housing Group

Agent Mr Mark Connell: Jones Lang Lasalle

Considerations/constraints Transport for London Road Network Archaeology Priority Area Conservation Area Smoke Control Area: Brixton Road and Angell Town

Approved plans 11-155/D100; D101; D102; D103; D104; D105; D106; D107; D108; D109; D110; D200; D201; D202; D203; D204; D300; D301; D400; D401; External Lighting Layout ES001; Design and Access Statement - August 2012; Design and Access Statement Addendum - October 2012; Landscaping Proposals 23 rd August 2012; Conisbee Green Travel Plan 120337/TG; SSK Flood Risk and Drainage Assessment 880285 R1 (2); Calford Seaden Energy Strategy G6/K120120/001 and Calford Seaden Code for Sustainable Homes Pre Assessment received 7/9/2012

Recommendation(s) Approve reserved matters.

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Report Review

Department(s) or Organisation(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 14.11.2012 14.11.2012 N/A

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Consultation

Department (s) or Organisation (s) Consulted ? (y/n) Date r esponse Comments received summarised in report? (y/n) Internal Crime Prevention Yes 14.11.2012 Yes Housing Yes 16.10.2012 Yes Implementation s106 Yes 14.11.2012 Yes Parks and Open Space Yes N/A Yes Conservation and Design Yes 02.11.2012 Yes Highways & Transport Yes 04.10.2012 Yes Trees Yes Yes Noise & Pollution Yes N/A N/A Licensing Yes 09.10.2012 N/A Planning Policy Yes N/A N/A Streetcare Yes N/A Policy, Equalities & Performance No N/A Regeneration Yes N/A N/A

External Acre Lane Residents Association Yes N/A Brixton Business Forum Yes N/A Brixton Society Yes 24.10.2012 Yes Clapham Society Yes N/A Ferndale Residents Association Yes N/A The Friendly Almshouses Yes 18.10.2012 Yes Stanthorpe Road Proprietors And Residents Yes N/A Transport for London Yes 22.10.2012 Yes Environment Agency Yes 08.10.2012 Yes English Heritage Yes N/A English Heritage (Archaeology) Yes 09.10.2012 Yes CABA No N/A N/A Households Yes See consultation Yes responses for details

In addition, all ward councillors for the Ferndale Yes Ongoing N/A ward have been consulted.

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

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1 Summary of Main Issues

1.1 The main issues involved in this application are:

The layout, scale (height and massing), appearance of the building and the impact on the conservation area;

Loss of trees and landscaping of the site;

Amenity impacts including visual intrusion, overbearing impact, a sense of enclosure, loss of light, privacy, noise and disturbance; to surrounding properties;

The impact of the development upon the highway network, conditions of highway safety and levels of parking provision;

Refuse strategy;

2 Site Description

2.1 The application site is located within Stockwell Park Estate, located between Brixton Road and Stockwell Road, Stockwell Park Estate and Robsart Village are neighbouring estates. To the south is Brixton town centre and to the north- west is Stockwell. The estate is bounded by Robsart Street and Slade Gardens to the north and the rear of the properties on Stockwell Park Crescent to the north-west. Aytoun Road, Rumsey Road, the rear of the properties on Stockwell Road itself bound the site to the west, Stockwell Park Walk bounds the site to the south. Brixton Road, Wynne Road and Thornton Street bound the site to the east.

2.2 The area experienced bombing during the Second World War, and slum clearance up until the 1970s. The Stockwell Park Estate was built in phases and completed in 1976. The estate was designed by architect Edward Hollamby. The estate is characterised by low-rise (3-5 storeys), high-density blocks. The blocks are built from brick and are accessed via decks and bridge links. Many of the blocks feature undercroft parking.

2.3 The Stockwell Park Estate has an area of 78,900 sqm. The estate can be divided into three parts, with Robsart Village to the north of Aytoun Road (Redmayne, Norton, Cumnor and Lidcote (construction recently completed), Wayland, Dudley (including garages) and Denchworth blocks. Stockwell Park North is located in the middle of the site (Lambert, Tyler, Bedwell, duck pond, community centre and parking area). To the south of Rumsey Road is Stockwell Park South (Thrayle, Barret, Albemarle and the skate park). A number of blocks in the estates were previously refurbished (Crowhurst, Chute, Fitzgerald, Turberville, Burrow and Wynter).The estates contain a total of 1154 homes, with 478 of these homes outside the planning application site boundary, due to the previous refurbishment.

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2.4 The site of the existing Albemarle House to be demolished is located at the south-eastern extent of the Stockwell Park Estate. Stockwell Park Walk runs past the southern aspect of the site. Brixton Road is immediately to the east, beyond which is Max Roach Park. A short walk away from the amenities of Brixton Town Centre, the site is highly accessible, and benefits from a Public Transport Accessibility Level (PTAL) of 6a.

2.5 The existing building was originally constructed in 1974, Albemarle House comprises of 49 flats. The building comprises of a mix of 34 studios/bedsits and 14 two bedroom flats. Albemarle House is currently vacant with the exception of squatters in the 2 bed units. All original residents have been relocated and re- housed within the redeveloped parts of the Stockwell Park Estate.

2.6 No part of Stockwell Park Estate is located within a conservation area, but is adjacent to Brixton Road Conservation Area which bounds the site to the north, east and southern boundaries. The surrounding area is predominately residential to the north and west with commercial uses along Brixton and Stockwell Park Walk, and in Brixton town centre. To the north of the site is Our Lady of the Rosary Catholic Church and the primary school on Brixton Road. The Almshouses are to the north/northwest, adjoining Our Lady of the Rosary Church and there is a day centre opposite the site to the north west.

3 Planning History

3.1 Stockwell Park Community Trust was formed in 1994 as a response to a high crime rate, a demoralised and de-motivated community and poor housing management. The Trust was a resident-led body whose task is the regeneration of the estates. The Trust seeks to improve social, economic and physical conditions of the estates with a range of objectives.

3.2 To look at alternative sources of funding for completing the earlier Estate Action works which attempted to tackle the problems of the Estate but failed due to lack of funding, Lambeth commissioned a study in 2001. This report recommended a stock transfer to access other sources of funding and capital receipts from the sale of new housing within the estate renewal to fund the works. An application for stock transfer was approved by the Office of the Deputy Prime Minister (ODPM) in late 2003.

3.3 The Community Trust selected Network Housing Group as the Registered Social Landlord for the stock transfer. A study was then commissioned to work up options for the vision of the estate and consultation continued with residents. Proposals were brought forward for a mixed redevelopment/refurbishment option, and this formed part of the Offer Document for the stock transfer, sent to all residents in September 2005.

3.4 A ballot of all tenants and leaseholders in the estates on the proposal to transfer ownership from Lambeth to the proposed Community Trust Housing Association took place in December 2005. With a 72% turnout, 79.1% of voting was positive of the proposals. Following a successful ballot of tenants, the council transferred ownership of these homes in 2007 and outline planning permission was granted

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for: the principle of layout, scale and access for the demolition of the existing buildings (Redmayne, Cumnor/Lidcote, Thrayle, Albemarle and garages at corner of Robsart Street and Thornton Street) together with alteration and refurbishment to residential buildings (491 dwellings) at Wayland House, Norton House, Nos 7,13 & 15 Sidney Road, Nos 1-7 Aytoun Road, Aytoun Court, Dudley House, Denchworth House, Lambert House, Bedwell House, Tyler House, Barret House and Nos 2, 6a & 8 Knowle Close and the erection of new buildings and an extension of Wayland House, with buildings ranging between 3 and 15 storeys in height to provide up to 542 new dwellings.

For the New Albemarle buildings the principle of access is to be determined only.

Refurbishment and extension of the Stockwell Park Community Centre to provide 1,300m2 of Class D1 floorspace in total (300m2 of which Class D1 and/or B1). The provision of 1,240m2 of flexible Retail (Class A1)/Financial and Professional Services (Class A2), Cafe and Restaurants (Class A3), Drinking Establishments (Class A4), Office (Class B1) and/or Health Facility or Community use (Class D1), the provision of 760m2 of flexible Retail (Class A1)/Financial and Professional Services (Class A2), Office (Class B1) and/or Health Facility or Community use (Class D1), and the provision of 213m2 of new Security Office floorspace, together with alterations and refurbishment of part of the ground floor of Barret House to provide 560m2 of workshops (Class B1). Other works including improvements to existing streets, pedestrian routes and open spaces, together with the provision of ancillary car and cycle parking spaces.

Permission granted 22 nd March 2007.

3.5 Having developed the initial phases of the approved masterplan following completion of the new build developments of New Dudley (08/01390/REM), New Lidcote and Cumnor (09/03530/FUL) and securing planning permission for the approval for Redmayne House (11/03983/REM), Community Housing Trust is currently in the process of delivering the remaining phases of the New Build, which include the redevelopment of the remaining properties; Wayland House, Albemarle House and Thrayle.

Relevant Neighbouring Planning History

3.6 The adjoining Almshouses to the north of the application site, received permission earlier this year at committee on the 31 st January 2012 for planning permission (11/00752/FUL) and conservation area consent (11/00779/CON) for the “Demolition of Colville House at 165-167 Stockwell Park and Martindale House at 155; the erection of a new 5 storey building and 4 storey building together with the refurbishment of 157-159 Stockwell Park (Victoria cottages) to provide 33 self contained units (Sheltered Housing). Associated landscaping refuse and recycling and cycle storage”

The permission granted consent for the erection of a 5 storey building very close to the boundary with the Albemarle site and included balconies on the elevations facing the application site; however these would be at a minimum

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distance of 18m balcony to balcony. None of the balconies in either development would directly face each other and officers therefore consider that at the distance the mutual overlooking from one to the other is considered acceptable as to not impact on occupier’s privacy to an unacceptable degree.

4 Scheme Details

4.1 This application has been submitted as a Reserved Matter in accordance with condition 1 of outline permission (06/01769/OUT). The condition states:

Details of the following:

(a) scale (design) and layout (siting) of New Albemarle; (b) appearance (external appearance); and (c) landscaping

(excluding works of refurbishment and alteration to existing buildings) shall be submitted to and approved by the Local Planning Authority in writing on a phase-by-phase basis, as identified in the approved Phasing Plan.

Reason: To accord with the provisions of the Town and Country Planning (General Development Procedure) Order 1995 (as amended) and enable the Local Planning Authority to retain adequate control over the proposed development.

4.2 The application forms part of the approved outline planning permission was granted for the Stockwell Park Estate redevelopment on 22 March 2007. That planning permission states in the description of development that “for the new Albemarle buildings the principle of access is to be determined only”. All other reserved matters of scale, layout, appearance and landscaping have not been agreed.

4.3 The existing building on the site would be demolished and replaced with a part 3, part 4 storey building fronting Stockwell Park Walk including 760sqm of B1 office floor space, 32 cycle storage spaces, plant room and refuse stores; a 9 storey building on the corner of Stockwell Park Walk and Brixton Road including 58 cycle parking spaces, flexible ground floorspace (possible showroom), plant room and refuses stores and a storey plus basement building fronting Brixton Road.

4.4 The design of the buildings include a number of walkway accesses to the rear of the buildings, facing the Almshouses and due to this feature, a large number of the proposed units would be duel aspect, maximising natural light into dwellings. Each unit has an associated balcony or sunspace. The development would provide a total of 92 private residential units with a mix of 30 x 1-beds and 62 x 2-beds.

4.5 The buildings would be finished in differing multi stock brick and metal panelling. Within block B, 2 brick types are proposed, the main frame picked out in a multi- stock brick and a deep setback infill panel in a wire cut grey tone, to emphasize the layering of the façade which will be visually enhanced by the shadowing

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effect of the setback. Polyester powder coated coloured metal panels are also introduced within the façade of block B of a similar tone to offer a visual contrast in terms of surface finish.

Block A uses the main brick from block B along Brixton Road. Block C, which is finished in a complementary but contrasting stock brick of a darker tone, emphasizing the different uses at ground floor.

4.6 The scheme will contain a new pedestrian link between the two proposed blocks to open up the estate onto Brixton on this prominent corner, to provide a legible gateway landmark into the estate. This would include the new 891.1sqm public square which is part of the route along Stockwell Park Road, between the two blocks.

4.7 The shared surface is extended from the Plaza towards the Friendly Almshouses, to create a pedestrian/cyclist priority area whilst allowing Refuse/Emergency service vehicles to manoeuvre. The shared surface would be in blockwork, using different colours/textures to highlight the panel pattern.

Tree planting, sympathetic to the one key existing tree and to other retained trees, to be used to reinforce movement and define the vehicle zone; all new tree planting to have suitable tree guards to protect the trees from damage.

Use of terracing and low seat walls surrounding the public plaza allows for the level differences across the scheme to be absorbed at ground level.

Street furniture is limited to bespoke seating, cycle hoops and a line of bollards to stop potential through-movement of vehicles from the plaza to Stockwell Park Walk.

5 Consultations and Responses

5.1 In April 2008, the London Borough of Lambeth adopted a Statement of Community Involvement (SCI), which sets out policy for involving the community in the preparation, alteration and review of planning policy documents and in deciding planning applications. Paragraph 7.10 of the adopted version sets out the expectation of the Council:

“Consultation and community involvement is not a statutory requirement at the pre-application stage, but the Council strongly encourages developers with proposals for major developments to consult the community and appropriate stakeholders. The Council also encourages applicants to consult planning officers for advice before submitting planning applications. Pre-application discussions can be of considerable help to all parties. They can assist in establishing whether a development is acceptable in principle. In addition they full range of information and supporting information required for the submission of a planning application can be identified. This can include the requirements for planning obligations, for example, thereby giving more certainty and speeding up the decision making process.”

5.2 Network Housing Group has undertaken a wide range of public consultation

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prior to the submission of this formal planning application. The scheme has benefitted from the consultation of Stockwell Park Estate residents through newsletters, and display boards were erected at a Community Trust Housing fun day.

5.3 One to one meetings also took place with the neighbouring Almshouses and local residents.

A flyer was also sent to approximately 3000 households in the wider community informing them of the proposals and providing contact details of the project team also took place prior to submission.

5.4 459 neighbouring properties have been consulted by the Council on this application.

5.5 Three site notices were displayed on the 19 th October 2012 and a press notice was also published on 10 th October 2012 in the Weekender.

Internal consultation

5.6 The Council’s Highways and Transportation officer supports the scheme and raises no objection.

5.7 The Council’s Noise and Pollution officer raised no objection to the development.

5.8 The Council’s Housing officer raised no objection - Officers recognise that the redevelopment would enable work to be carried out in other parts of the estate as per the other private development elements within the Stockwell Park Estate to cross subsidise the regeneration of affordable homes on the estate as per the approved outline planning permission ref: 06/01769/OUT.

5.9 The Council’s Policy officer raises no objection to the development.

5.10 The Council’s Streetcare Team raise no objection.

5.11 The Council’s Design Officer raises no objection and supports the development.

5.12 The Council’s Crime Prevention Officer has met with the applicants throughout the design process and his concerns have largely been addressed. Officers consider that the development would provide much needed natural surveillance over Brixton Road and Max Roach Park were there have been high levels of youth crime.

5.13 The Council’s Employment Officer is largely in support of the development and welcomes the provision of small, high quality office accommodation which could be suitable for start up businesses.

5.14 The Councils Trees Officer raises no objection subject to conditions relating to landscaping.

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External consultation

5.15 Transport for London - Largely supported the development subject to the approval of a travel plan and construction management strategy, this will be secured via conditions 23 and 25 of the approved permission ref: 06/01769/OUT and approval submitted green travel plan as part of this application.

5.16 Environment Agency - No objection has been raised.

5.17 English Heritage Archaeology - Have raised no objection to the development.

5.18 English Heritage - Raise no objection.

5.19 To date 3 objections have been received following the consultation process. 4 letters of support have been received.

No. of Letters No. of Objections No. in support Comments sent 459 3 0 0

Objections: Council’s Response:

The site abuts two important The proportions of the proposed development relate conservation areas, Brixton Town to that considered under the approved outline Centre and Brixton Road. Nearby application. While the scale, layout and appearance blocks in each are traditional in were not considered under the outline application, form and proportions - Angell the principle of a corner tower was and the Terrace (1860s) and St.John’s proportions have been considered in relation to that Crescent (1850s) to the east, and which adjoins the site. St Johns Crescent and the shopping parade to the south Angell Terrace are not immediately adjoining the (T.P.Bennet & Son, 1930). The site and of a sufficient distance from the proposed new design does not respond to development that they have not been considered as them in its proportions or key surrounding elevations in this case. That said, elevations. other than the 9 storey element, the remainder of the development is of a comparable scale to these buildings. Design officers have not raised this as a concern.

The proposed design needs The bulk and height on the corner was reduced by further modification to mitigate number of storeys from that which was considered the impact of its bulk on the as part of the outline application and relates to the street scene and the view from height of the Our Lady of the Rosary Church. the east across Max Roach Park.

The street elevations generally The proposal is of a contemporary design and are too uniform and repetitive. follows the new London vernacular. This is just about tolerable for the low rise block next to the church, In relation to the impact on the conservation areas, where the church tower and the the impact on the outline planning application stated

Page 168 new tower act as stop ends, but “The elevation design of the building will need to be unsatisfactory for the corner of a crisp simple elevation and will be assessed at tower itself, where the top and reserved matters stage. The building will be seen in base are not differentiated in any conjunction with the Church in views northwards up way from the other storeys. Brixton Road, but is set back from the pavement edge so the church tower is not obscured. Both buildings will be focal point s along the streetscene. The location of New Albemarle means it will not affect the setting of the Grade 2* Brixton Academy.” The proposed development has been substantially reduced in scale from the previously considered building within the outline. The development is considered to be simple in design and appearance, in line with the outline permission.

The Almshouses have objected The proposed redevelopment of New Albemarle on the grounds that the proposed would have an impact on a number of the windows development would impact the within the Almshouse redevelopment ref: approved redevelopment of their 11/00752/FUL which was approved at planning own site. committee this year, but is yet to commence.

The development of the Almshouses site extended up to the boundary adjoining the Albemarle site at 5 storeys in height, no attempt to reduce the impact on the Albemarle site was made, however CTH did reduce the scale of the Albemarle development by several storeys and set the main massing further away from the Almshouses boundary to reduce the impact.

Both redevelopments would result in mutual impacts in terms of overshadowing, on the other. Officers consider therefore that it would be unreasonable to refuse the application on these grounds. It is noted that this issue was also raised by CTH at planning application stage of the Almshouse redevelopment and officers were of the same opinion.

6 Planning Policy Considerations

National Guidance

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan (‘consolidated with Alterations since 2004’ published in February 2008), the Lambeth Core Strategy (adopted 19 January 2011) and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’. Material considerations include national planning

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policy statements and planning policy guidance.

6.2 On 27th March 2012, the Government published the National Planning Policy Framework. This document had the immediate effect of replacing various documents including, amongst other documents, PPS1, PPS3, PPS4, PPS5, PPS12, PPG13, PPG17 and Circular 05/2005: Planning Obligations.

6.3 The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to be applied. It reinforces the Development Plan led system and does not change the statutory status of the development plan as the starting point for decision making. The NPPF sets out that the National Planning Policy Framework must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions. Moreover, it sets out that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development.

6.4 The applicant’s planning statement sets out how this development meets the aspirations of the NPPF.

The London Plan 2011

6.5 The London Plan was published in July 2011 and replaces the previous versions which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.6 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. It forms part of the development plan for Greater London. All Borough plan policies are required to be in general conformity with the London Plan policies

6.7 The key policies of the plan considered relevant in this case are:

• Policy 1.1 - Delivering the strategic vision and objectives for London • Policy 2.9 - Inner London • Policy 2.10 - CAZ - Strategic Priorities • Policy 2.13 - Opportunity Areas and Intensification Areas • Policy 3.3 - Increasing housing supply • Policy 3.4 - Optimising housing potential • Policy 3.5 - Quality and design of housing developments • Policy 3.6 - Children and young people’s play and informal recreation facilities • Policy 3.8 - Housing choice • Policy 3.9 - Mixed and balanced communities • Policy 3.10 - Definition of affordable housing • Policy 3.11 - Affordable housing targets • Policy 3.13 - Affordable housing thresholds

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• Policy 4.1 - Developing London’s economy • Policy 4.2 - Offices • Policy 4.3 - Mixed use development and offices • Policy 5.1 - Climate change mitigation • Policy 5.2 - Minimising carbon dioxide emissions • Policy 5.3 - Sustainable design and construction • Policy 5.7 - Renewable energy • Policy 5.8 - Innovative energy technologies • Policy 5.10 - Urban Greening • Policy 5.11 - Green roofs and development site environs • Policy 5.12 - Flood risk management • Policy 5.13 - Sustainable drainage • Policy 5.14 - Water quality and wastewater infrastructure • Policy 5.15 - Water use and supplies • Policy 5.18 - Construction, excavation and demolition waste • Policy 6.3 - Assessing effects of development on transport capacity • Policy 6.5 - Funding Crossrail and other statically important transport infrastructure • Policy 6.7 - Better streets and surface transport • Policy 6.9 - Cycling • Policy 6.10 - Walking • Policy 6.13 - Parking • Policy 7.1 - Building London’s neighbourhoods and communities • Policy 7.2 - An inclusive environment • Policy 7.3 - Designing out crime • Policy 7.4 - Local character • Policy 7.5 - Public realm • Policy 7.6 - Architecture • Policy 7.8 - Heritage assets and archaeology • Policy 7.14 - Improving air quality • Policy 7.15 - Reducing noise and enhancing soundscapes • Policy 8.3 - Community Infrastructure Levy

Lambeth LDF Core Strategy (2011)

6.8 The following policies are considered to be of relevance to the assessment of this application:

• Policy S1 - Delivering the Vision and Objectives • Policy S2 - Housing • Policy S3 - Economic Development • Policy S4 - Transport • Policy S6 - Flood Risk • Policy S7 - Sustainable Design and Construction • Policy S8 - Sustainable Waste Management • Policy S9 - Quality of the Built Environment

London Borough of Lambeth Unitary Development Plan (2007) : ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January

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2011’

6.9 The following policies are considered to be of relevance to the assessment of this application:

• Policy 7 - Protection of Residential Amenity • Policy 9 - Transport Impact • Policy 14 - Parking and Traffic Restraint • Policy 16 - Affordable Housing • Policy 19 - Active Frontage Uses • Policy 21 - Location and Loss of Offices • Policy 23 - Protection and Location of other Employment Uses • Policy 31 - Streets, Character and Layout • Policy 32 - Community Safety/Designing Out Crime • Policy 33 - Building Scale and Design • Policy 35 - Sustainable Design and Construction • Policy 39 - Streetscape, Landscape and Public Realm Design

Local Guidance

6.10 The council has adopted the following Supplementary Planning Documents which form part of the Lambeth LDF, which are relevant:

• Guidance and Standards for Housing Development and House Conversions -SPD July 2008 • Safer Built Environments SPD - April 2008 • Sustainable Design and Construction SPD - July 2008

7 Planning Considerations

Land Use

7.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the Lambeth Core Strategy (adopted 19 January 2011), the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF ‘Core Strategy January 2011’ and the London Plan 2011.

7.2 The proposed building would provide a total of 92 residential units for private sale, a reduction from the 106 proposed within the outline application. This would be in accordance with the overall masterplan for the Stockwell Park Estate and reduces the impact on the adjoining Almshouses. The proposed location of the units, mix of units, the areas along with the amenity spaces were considered under the outline permission. All the units would be for market housing.

7.3 The proposal would also provide 760sqm of additional retail (A1)/ Financial Services (A2)/Office (B1) accommodation, providing an active frontage at

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ground floor level and additional employment floorspace within the Brixton Town Centre which is welcomed. In this instance no objection is raised to the proposal under land use grounds.

7.4 Reserved Matters being discharged relates to Scale, Appearance, Layout and Landscaping

Scale

7.5 The general scale of development in the area varies. Directly east of the site is St John’s Crescent and the listed terrace on Brixton Road. This area is predominantly residential where buildings stand between three and four storeys. South of the site which includes Brixton Road and Stockwell Park Walk consists mainly of buildings typically four to five storeys. Stockwell Park Estate lies to the west and north of the site and buildings range from two to four storeys in height.

7.6 There are a number of taller buildings in the vicinity including International House (St John’s Crescent), Blue Star House (Stockwell Road) and the O2 Brixton Academy which is located directly opposite the site on Stockwell Park Road. Our Lady of the Rosary Church stands at approximately nine storeys and can be seen in views along Brixton Road.

7.7 Block A is a part three part four storey residential block located along Brixton Road. Block A is of a similar scale to main church building and as such will not dominate or overbear the church.

7.8 The proposal steps up in height at Block B and is the tallest block standing at nine storeys, located at the corner of Brixton Road and Stockwell Park Walk. Locating the tallest element of the scheme away from existing neighbouring properties minimises potential impact on neighbouring amenity whilst highlighting this junction and marking the new entrance into the estate. The location of the block also creates an appropriate separation distance from the church and allows the silhouette of the church tower to remain clearly separate and identifiable in views. Block B is similar in height to the church tower and the O2 Academy and as such should not appear overly dominate in its context. Furthermore the slim profile of Block B when viewed from Max Roach Park and Brixton Road relates well to the slim proportions of the church tower and should fit into the streetscene successfully without dominating the church.

7.9 Block C is a part one, part three and part four storey building with office on the ground floor and residential on upper floors. Block C is located along Stockwell Park Walk. It is intended that Community Trust Housing (CTH) will be the end user of the ground floor office. Buildings along Stockwell Park Walk are between three and four storey in height. The proposal standing at a maximum of four storeys will relate well to the existing context whilst providing suitable enclosure of the street.

7.10 The scale and appearance of New Albemarle were removed from the original outline planning application at committee to allow time and consideration to the development in relation to the impact on the Alms houses to the north of the site. Officers advised that if two storeys were removed from the tower element

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of New Albemarle and if one full storey was removed from the lower block there would be no impact on the Alms house houses in terms of over shadowing and loss of light. This would result in the loss of 8 dwellings in the scheme and was considered satisfactory by the committee. It is on this premise that the design and scale of the proposed development has adhered to.

7.11 New Albemarle has been designed to act as a new landmark on Brixton Road and a gateway to Brixton Town Centre and Stockwell Park Estate therefore the tower corner element remains.

7.12 The height of building B (nine storeys) has been designed to relate to the height of the adjacent church tower and Brixton Academy. Building B is positioned as to avoid obscuring views of the church spire when walking along Brixton Road from the town centre.

7.13 The scheme responds to the new proposed Almshouse development by moving the massing of building B to the corner of the site when compared with the Albemarle site proposals within the Stockwell Park Estate masterplan. The height steps down to three storeys next to the church (building A) and three to four storeys on Stockwell Park Walk (building C). Both buildings A and C step down towards Stockwell Park Road to maximise Sunlight/Daylight to the proposed Almshouse scheme.

7.14 Officers consider that the reduced scale and massing of the proposed development relates well to the surrounding context, reducing the impact on the Almshouse redevelopment while providing only 14 less units than the originally proposed scheme, creating a gateway to the estate and a landmark building on the Brixton Road in line with the outline aspirations.

Appearance

7.15 Saved Policy 33 states that infill development should be compatible with the colour, type, source, and texture of local materials. The buildings along Brixton Road are typically constructed in red/red brown brick, faience clad and/or dressed with stone. Drawings show that the blocks will be faced in brick which creates a strong visual relationship to the surrounding context and as such is supported. It is proposed to use three coloured bricks on the external finishing of the development.

7.16 On Block B two of the three coloured bricks will be used; a multi stock brick will be used to highlight the deep main frame of the block whilst a brick which compliments the tone of the multi stock will be used in recessed panels to the main frame. This subtle contrast should reinforce a layered effect façade as seen on page 7 of the Design and Access Addendum. A warm grey cladding panel beneath windows adds another layer to the façade. The north, south and west elevations have a deep recess to the mainframe which will be clad in a dark grey metal cladding. This dark recess provides a deep shadow gap which separates the façade into two distinct elements and as such should be successful in breaking down the visual mass of the building.

7.17 Block A will use the multi stock brick used in Block B. Due to the close proximity

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of the church the multi stock brick should compliment and not jar with the brick colour of the church. Condition 64 (06/01769/OUT) should enable the LPA to secure a suitable brick choice.

7.18 It is the design teams intention to use a darker tone brick to Block C which recognises its physical separation from Block A & B and its different position on the site. As stated above Condition 64 should secure a suitable brick choice.

7.19 The design team have looked at a number of existing façade treatments along Brixton Road. In response to the contextual analysis the team have explored various elevational configuration options during the PPA process. The aspiration is to create a framed façade with deep brick layered effect, creating shadow and depth to the elevation whilst incorporating window proportions that create a vertical emphasis. The aspiration has been achieved successfully.

7.20 The flexibility of the sunspaces due to the ability of residents to open partially or fully will create variety and interest to the elevation.

7.21 In order to differentiate the commercial use from the residential units above in Block C the applicant has introduced colour and interest at the base of the building. The design team hope to integrate CTH branding with the wayfinding strategy to place a pattern or colour within the deep reveals of the ground floor office. The design team have suggested that the reveals would become an architectural feature in their own right and would be lit at night to create a dynamic feature enlivening the street.

7.22 The development proposes a series of projecting balconies on the flank and rear elevations, facing onto the new public open space. The proposed introduction of balconies to the building is welcomed as this would breakup the solid appearance of the building and provides a modern feature which is the main design principal of the building.

Impact on the adjoining Conservation Areas

7.23 The site bounds two conservation areas. The Brixton Road Conservation Area (CA6) lies to the north and east of the site whilst the Brixton Conservation Area (CA26) lies to the south of the site. There are a number of listed buildings within the vicinity, the closest of which are 337-365 Brixton Road, a grade II listed terrace, and the O2 Brixton Academy a Grade II* Listed entertainment venue formally a cinema.

7.24 The neighbouring Our Lady of the Rosary RC Church is of architectural quality with good townscape value however the church is not listed. Max Roach Park is located to the east of the site directly opposite along Brixton Road. A number of mature trees line Brixton Road which along with the park provides an attractive green foil to this urban location. Several of these trees are located within the subject site and would be retained.

7.25 At the outline application stage views requested by officers from within the Conservation Areas showed the scale of the building would not have a detrimental impact on the character or appearance of the areas. The report for

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the outline consent concluded that the proposed building, would not harm the setting of any conservation areas or views in or out from them, subject to choice of materials and elevation design of the buildings that are adjacent to nearby Conservation Areas.

The proposals which have been reduced in scale and set sufficiently away from the surrounding listed buildings and conservation areas are not considered to detract from them. The materials proposed are considered to be in keeping with the surrounding area and sensitive to the surrounding setting.

Layout

7.26 The proposal indicates that the siting of the access route is consistent with the outline permission. The route through the Albemarle site links in with Stockwell Park Road providing a direct and clear route to the junction of Stockwell Park Walk/Brixton Road. The proposed route will aid permeability significantly. The route/public open area will provide direct pedestrian access whilst vehicle movements will be restricted and cars will not be able to access the area between block B and C. Refuse vehicles will continue to be able to stop at the cul-de-sac of Stockwell Park Road and collect the waste as they currently do.. The development proposals do not interfere with the turning head of the refuse vehicle.

7.27 The ground floor of Block B is set back from the building frontage and splayed in order to provide clear and unobstructed views across the route from the day care centre to Brixton Road (vice versa) which should improve legibility.

7.28 A new public open area forms part of the new route and creates an improved and attractive setting for the almshouses and new blocks.

7.29 The layout of each block relates well to the site constraints. All streets, routes and public spaces are well defined and enclosed by buildings resulting in a coherent urban layout. Blocks turn the corner successfully closing the corner visually and continuous building lines prevent opportunities for gaps and places for concealment.

7.30 The use of prominent and/or regular entrances as well as frequent window openings at ground floor levels will result in an animated edge, increased activity and natural surveillance, elements which are absent in the existing Albemarle House.

7.31 The proposed office space at ground floor along Stockwell Park Road and the public space will create a live edge and enable people to keep on eye on the public space and make it feel safer particularly during the day and late afternoon.

Landscaping

7.32 Housing Development and Housing Conversions SPD states that a flatted development should provide a communal area of at least 50m² and a further 10m² per flat should be provided, either as a private balcony/terrace. The

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scheme proposes private balconies to each unit and communal gardens, ground floor units in blocks A and C will have access to private gardens. There are two types of balconies are proposed; projecting or recessed sun spaces. Sun spaces are recessed and enclosed with fixed glazed balustrade and vertical glazed louvres on top of the balustrade. Residents will be able to slide the louvres across to meet with the balcony reveal, opening up the sunspace. Sunspaces are range between 5.8m² and 9m², and will be used on all elevations including those fronting Brixton Road and Stockwell Park Walk which is appropriate considering the noise and pollution caused by heavy traffic on both roads and the bus stands on Stockwell Park Walk.

7.33 Projecting balconies measuring approximately 7m² will be located on the inner elevation of Block B providing pleasant views of the new public space and almshouses. Projecting balconies measuring approximately 6.5m² are also located on the western elevation of Block C. Although the sunspaces and balconies are smaller than minimum standards outlined in the SPD, the proposal provides an overall amenity provision that far exceeds minimum standards.

7.34 Residents of Block B will have direct access to a communal garden to the rear of Block A. The communal area measures 640.1sqm and exceeds the council’s minimum standard, this would be accessible to all residents. Three mature trees located to the front of Block A provide visual amenity will be retained and incorporated into the proposals design which is welcomed. These mature trees and the proposed trees will soften the landscape while providing cover and screening the development from the Almshouses redevelopment opposite.

7.35 Residents of Block C will have access to a communal space at podium level (first floor) measuring approximately 75sqm. Due to the small area on this green space the area is to be enjoyed visually rather than in a working amenity space. The offices/meeting rooms are to have glass facades/glass elements allowing views into the Courtyard; the space will also be accessible for small meetings and for sitting out. The design is a combination of hard surfacing and strips of planting which mirror the shapes used in the wider landscape design. One tree is included in the space; this will be an appropriate small tree suitable for the scale of the space.

7.36 The raised planters at First floor podium level will provide an opportunity to give some ‘green’ defensible space to the units; a wire system with climbers has also been considered, so that planting can extend vertically up through the building through the voids above.

The raised planters at First floor podium level are Shrubs to have a range of shade-tolerant shrub species suitable for containers, together with evergreen climbing plants The edges to the planters are to have Japanese Box-leaf Holly, with the remainder infilled with a range of variegated-leaf evergreen shrubs and plants with summer flower colour.

7.37 There will also be a degree of soft landscaping along the Brixton Road frontage. The existing trees are at a higher level than the existing footpath, and will be retained within a planted zone. The scheme has been designed around the

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existing trees, to ensure their character and importance are retained and improved. Access to the residential units will be from a pathway running parallel to the building; this will connect by way of two 1 in 15 ramps to the lower level footpath to Brixton Road

7.38 On the Stockwell Park Walk frontage, there is a level of planting proposed to give separation and privacy between the office windows and the pavement. A planting strip between the brick piers, set at a slightly lower level than the footpath is proposed and would be separated from the footpath with a 1.1m high handrail. The proposed planting would use species which are robust, hardy and low maintenance; bamboos have been chosen and should help to absorb particulate matter from the exhaust fumes of the buses on the bus stand.

Hard Landscaping and Public Space

7.39 One of the main aims of the landscaping scheme was to increase the permeability of the site, linking this end of the Estate to Brixton Town Centre through the creation of a new public space between the two blocks. This would be a shared surface which will extend from Stockwell Park Walk north through the site, opening up into a public Plaza towards the Friendly Almshouses. This would create a public space which would be landscaped along the sides including seating areas, to create a pedestrian/cyclist priority area which would also allow refuse/emergency service vehicles sufficient space to manoeuvre.

The shared surface would be finished in blockwork, possibly using different colours/textures to highlight the panel pattern. Tree planting, sympathetic to the existing London Plane tree and to other retained trees, would be used to reinforce movement and define the vehicle zone; all new tree planting to have suitable tree guards to protect the trees from damage.

The use of terracing and low seat walls allows for the level differences across the scheme to be absorbed within the strategy. Street furniture is limited to bespoke seating, cycle stands and bollards to stop potential through-movement of vehicles from the plaza to Stockwell Park Walk.

7.40 In terms of hard landscaping materials, for the public plaza CTH have decided on Marshalls ‘Mistral’ textured granite aggregate blocks; which are available in a range of plan sizes and colours and will allow for the creation of the pattern shown in the Landscape masterplan. Consideration was given to a permeable version, however, due to pockets of ground contamination if was concluded that other SUDS initiatives (rain garden in communal courtyard and planting strips positioned to collect run-off) would be sufficient to reduce run off.

Paved areas to the Communal Gardens are indicated as resinbound. A resin- bound surfacing system which is considered to provide an attractive, hard wearing, low maintenance surface and sustainable.

7.41 Lighting, art, street furniture, proposed planting and wayfinding are all considered appropriate for the development and location and would maintain the high quality design of the landscaping strategy as a whole. (Details can be found in the landscaping proposals. Officers consider the landscaping strategy

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will provide a high quality, useable public space, while providing a good level of well considered residential amenity space, complying with Council policy which is of a high quality design and appearance and should be both durable in materials used and a welcome, functional addition to the estate, opening the area to the Brixton Town centre.

Residential Accommodation

7.42 London Plan Policy 3.3 seeks to increase London’s supply of housing and sets for Lambeth a minimum ten year target of 11,950. Policy S2 of the Core Strategy commits the Council to the provision of at least 7,700 net additional dwellings across the borough between 2010/11 and 2016/17 in line with London Plan targets and a further 8,800 more homes by 2024/25, subject to London Plan targets for this period.

7.43 London Plan Policy 3.11 sets out that the Mayor will, and boroughs and other relevant agencies and partners should, seek to maximise affordable housing provision and ensure an average of at least 13,200 more affordable homes per year in London over the term of this Plan. In order to give impetus to a strong and diverse Intermediate housing sector, 60% of the affordable housing provision should be for social rent and 40% for intermediate rent or sale. Priority should be accorded to provision of affordable family housing.

7.44 The affordable housing element must be looked at in relation to the overall outline planning permission. There is only a modest uplift in the numbers of affordable homes on the site. Over and above the provision of the original level of affordable housing within the estate, the proposals included an additional 36 shared ownership properties, and 21 ‘fixed equity’ housing units. The estate would have up to 38% affordable housing based on habitable rooms.

7.45 New Albemarle would be 100% market housing, which forms part of the enabling development to fund the overall redevelopment and renovation of the estate. The development has had a reduction of 14 units from the original proposal, however this shortfall would be made up within the proposed redevelopment of Wayland House which has a proposed increase of 17 units and is subject to a separate planning application. This application will be presented to PAC at a future date.

Housing Mix

7.46 The original housing mix has been altered and reduced from the original 106 unit scheme in order to address the concerns of the planning committee in relation to the impacts on the adjacent Alms houses. The principle of Albemarle being 100% private sale was agreed in the Supplementary Design & Access Statement by Levitt Bernstein (Section 2.2, August 2006), which forms part of the approved plans within the outline scheme. The mix has taken into account the existing mix within Albemarle and the draft Lambeth Housing Needs Survey 2012 and the desire to achieve a mix which fully reflects the councils housing requirements, within the wider Stockwell Park Estate. The current housing mix provision is as follows:

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Type Existing Housing Mix Revised Housing Mix 1 bed/2 person 34 30 2 bed/3 person 14 43 2 bed/4 person 19 Total units 49 92

Standard of Accommodation

7.47 Responding to the London Housing Design Guide by utilising walkway access, it is possible to achieve a large amount of dual aspect homes, maximising natural light into dwellings. Each unit has an associated balcony or sunspace and all units would comply with lifetime homes standards. The use of a sunspace/winter gardens within the development is that they provide a space that can be used all year round and also helps alleviate the noise and pollution from the Brixton Road and Stockwell Park Walk. Every effort has been made to provide dual aspect to each residential unit. This is particularly important for units along Stockwell Park Walk and Brixton Road.

7.48 The internal layout is well structured within generous internal storage facilities within each residential unit, good layout and officers consider that the accommodation would provide a high standard of accommodation for future occupiers of the building. All units are in excess of the Councils residential design guidance in terms of room and unit sizes as well as the recently London Housing Design Guide standards which are in excess of the Councils own.

7.49 In accordance with the principles of creating a high quality residential environment, the applicant agreed the methodology and internal acoustic levels with the Council’s Noise Pollution officer prior to concluding the design of the proposals. The Council’s Noise pollution officer viewed the submitted acoustic report and raised no objections to the proposed works. While the proposal is located directly adjacent to the busy Stockwell park Road and the Brixton Town centre in the wider context, the proposal has been designed in such a way as to reduce the noise and disturbance to levels. Noise surveys were undertaken to determine the noise environment and likely levels of exposure. From that information significant consideration was given to the setting of appropriate internal noise criteria for the proposed residential uses based on national and local planning guidelines to ensure that appropriate measures could be in built to address the noise issue.

Daylight/Sunlight

7.50 A daylight and sunlight study has been undertaken by Waterslade to review the quality of the light that would be achieved within the proposed development and quality of the residential environment for future occupiers. The study demonstrates that all of the rooms tested, would enjoy daylight in excess of the BRE guidelines. All the main living spaces within the proposal have a predominantly southerly aspect, and as such as expectation for good sunlight amenity within the units and will received good levels of sunlight. Overall the daylight and sunlight achieved within the development are in full accordance with the guidance on daylight and sunlight provided by BRE.

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Overlooking/Privacy

7.51 The proposed development has been well considered in terms of the design with regard to surrounding buildings to avoid overlooking/loss of privacy. The proposal is approximately 16m from the nearest residential dwellings at the Almshouses in Block C, which would only have flank windows, facing the Almshouse at ground floor level. This area would be screened by trees and soft landscaping within the landscaping strategy.

Within blocks A and B the development would be approximately 23m to the closest point on the Almshouse, window to window. However the Almshouses have a current planning approval ref: 11/00752/FUL (see paragraph 3.6 for details), for the redevelopment and extension to the site which extends up to the boundary adjoining the New Albemarle site at 5 storeys in height. This proposal, if built out, would reduce to separation distance from the closest windows to approximately 18m window to window. This issue has however been addressed within the landscaping strategy through the inclusion of a number of trees and soft landscaping elements between the two developments.

The final potential issue relating to over looking is around the balconies to the rear of the main tower block. The proposed balconies are orientated to face away from the Almshouses, however the Almshouses redevelopment also includes balconies which would face out into this space over the public plaza. This being the case the balconies would be between 18 and 19m apart at the closest point and would over look the proposed public space, therefore it is considered that while the balconies would be at a height at which over looking could take place, as they all face onto a public area officers consider that there would be mutual overlooking regardless and as such would be unreasonable to refuse the application on this ground.

Accessible Housing

7.52 The development would have to meet Part M of the Building Regulations, which deals with aspects of the Disability and Discrimination Act (DDA) including width of doors and corridors, level thresholds, toilet facilities, stairs etc. The Design and Access statement states that all flats have been designed to Lifetime Homes standards to ensure that they are flexible and meet the need of future residents and 10% of the residential units would be capable of adaptation for a wheelchair user. It is considered therefore that, the scheme complies with the aims of the disability and discrimination legislation.

Amenity Impacts

7.53 Policy 7 of the Adopted Unitary Development Plan deals with the protection of residential amenity. It states that the right of people to the quiet enjoyment of their homes will be respected. It also states that in mixed use areas, the scale, design, layout, hours of use, intensity, concentration, and location of non- residential uses will be controlled in relation to residential uses in order to protect residential amenity.

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7.54 Policy 7 of the Adopted UDP requires land uses not to have a detrimental impact on the amenities of neighbouring occupiers. Policy 33 requires new development to protect residential amenity.

7.55 Adopted UDP Policy 36 (c) sets out criteria which new development should not unacceptably affect. These protected criteria are as follows: privacy; outlook and associated unacceptable sense of enclosure; and, sun/daylight. The above mentioned daylight and sunlight assessment confirms that there would be a minimal impact on neighbouring properties.

7.56 Within the original scheme as part of the outline planning application for the Stockwell park estate the main impact on surrounding residential amenity related to the impacts on the Alms houses in terms of loss of daylight/sunlight and over shadowing. In an effort to reduce the impact on the Almshouse the proposed development was reduced in height and the bulk of the massing set back, away from the Alms houses as far as permissible to further reduce the impact.

7.57 Community Trust Housing instructed Waterslade daylight and sunlight consultants to undertake a study of the impact on the Almshouse and the surrounding buildings as per guidelines set out in the 2011 Building Research Establishment (BRE) Report 'Site layout planning for daylight and sunlight - A guide to good practice'. Waterslade came the following key conclusions:

Barret House

Daylight - All windows comfortably achieve the BRE VSC (Vertical Sky Component) criteria. The majority will receive extremely good levels of daylight after the proposal is implemented. The daylight amenity to this property will therefore not be materially impacted by the proposal.

Sunlight - As none of the windows that could potentially be impacted by the development face within 90 degrees of south, sunlight is not an issue.

7.58 Stockwell Day Centre

Daylight - Whilst this is not strictly a residential property, it has been considered it for completeness. The windows to the ground floor sitting area and Quiet Room fall short of achieving the BRE VSC guidelines. The windows are large - essentially the façade is entirely glazed - meaning that the rooms they serve will still receive good levels of daylight after the proposal is implemented. Considering the first floor sitting area, the primary windows to this space will achieve absolute VSC values comfortably in excess of the recommended 27%. The levels of daylight to this space will remain very good after development.

Sunlight - As with daylight, the overhanging first floor restricts the sunlight amenity to the ground floor windows. Despite this, all the windows serving the ground floor sitting area comply with the BRE APSH (Annual Probable Sunlight Hours) guidelines. The main window to the Quiet Room falls marginally short, achieving 24% of annual APSH, just 1% below the recommended 25%. This is still a very good level of sunlight, especially for an urban location such as this.

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The sunlight amenity to the first floor sitting area will remain very good after development - the four main south facing windows serving the space achieve around 3 times the recommended level.

7.59 Existing Almshouses

Daylight - With reference to the attached table of results titled ‘Daylight Analysis within the submitted Daylight and Sunlight report, just one window falls very marginally short of strictly achieving the BRE VSC criteria. It achieves a VSC value of 26.9%, not materially different form the recommended 27%, and a very good level of daylight. The daylight amenity to this property will not be materially impacted by the proposal, and it will continue to receive very good levels of daylight.

Sunlight - All the windows comfortably achieve the BRE APSH criteria, a number will receive over double the recommend levels after the proposal is implemented.

7.60 Proposed Almshouses

Daylight - 13 windows fall short of strictly achieving the BRE VSC criteria. 9 of these windows are located under balconies, thus receiving low levels of light in the existing situation, and are also not the primary windows to the rooms they serve. The remaining 4 windows are W2/50, W4/50, W11/51 & W13/51. W11/51 is not the primary window to the room it serves, and it still achieves a VSC of 24.27, a very good level of daylight considering the urban location.

Windows W2/50, W4/50, & W13/51 all achieve proposed VSC values in excess of 20% - still a good level of daylight, especially so given the urban location. The proposed values are also all in excess of 0.77 times the existing, only very marginally short of the recommended 0.8.

The proposed Almshouses would continue to receive good levels of daylight after the proposal is implemented. The daylight amenity would not be materially impacted by the proposed development.

Sunlight - The majority of windows comfortably achieve the BRE APSH criteria. Those that do not are all located under balconies, restricting their access to sunlight, and are also not the primary windows to the rooms they serve. The proposed Almshouses would continue to receive very good sunlight amenity after the proposal is implemented.

7.61 The impact of the proposed development on the properties surrounding the site, including the proposed Almshouses development, will be small and in accordance with the BRE guidelines. The proposed redevelopment of New Albemarle would have a minimal impact on the existing Almshouses but would have an impact on a number of the windows within the Almshouse redevelopment.

The development of the Almshouses site extended up to the boundary adjoining the Albemarle site, CTH did reduce the scale of the Albemarle development by

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two storeys and set the main massing further away from the Almshouses boundary to reduce the impact. Both developments would result in mutual impacts in terms of overshadowing, on the other. Officers consider therefore that it would be unreasonable to refuse the applications on these grounds.

Other Matters

7.62 The proposed quantum of parking was established as part of the outline application. All units within the proposal would be car free which is welcomed with the exception of 1 disabled bay and 1 car club space to be located within the Stockwell Estate. Secure cycle storage facilities are provided within the ground floor of the buildings for each residential unit, totalling 92 secure cycle parking spaces for the residential use, in line with the London plan standards. Conditions 17 and 19 relates to cycle storage which forms part of the outline permission.

7.63 The proposed refuse storage would be situated towards the front of the site at ground floor level within designated storage areas. This part of the development has been assessed as part of the outline permission. Condition 20 of this permission requests further details in relation to refuse facilities for the proposed building.

Transport : Servicing

7.64 The residential development will be serviced off Stockwell Park Road. Residential developments typically generate a small number of deliveries, usually for the delivery of small packages and the occasional bulky item. On the basis of surveys of other residential developments and given the restricted housing provision of only 92 residential units, we would expect the proposed development to generate approximately five or six service vehicle movements per day.

Most deliveries to residential developments are made by cars and small vans, although the occasional large rigid vehicle will require access for delivery of large items such as furniture or electrical goods. Stockwell Park Road is a ‘Two- Way’ residential street with waiting restrictions operating using single yellow lines. Short-term parking can be expected for loading and unloading of domestic furniture items to the apartments. Use could also be made of the hard paved courtyard space within the wide pedestrian thoroughfare.

Communal refuse bins will be stored on the ground floor of the apartments and the commercial unit. These central refuse stores will contain large eurobins where residents and office employees will deposit their waste. The Council’s refuse vehicles will continue to be able to stop at the cul-de-sac of Stockwell Park Road and collect the waste as it currently does. The development proposals do not interfere with the turning head of the refuse vehicle and the vehicles would continue to used what will be the shared public plaza for turning and servicing.

Conclusion

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7.65 This application is to approve the Reserved Matters in respect of “Scale, “Appearance”, “Layout” and “Landscaping” only of for the redevelopment of New Albemarle which was granted outline permission in 2007. Officers have considered the details submitted in respect of these matters to be acceptable in terms of design and quality which respects both the character and appearance of the adjoining Conservation Area and the setting of the listed buildings.

7.66 Overall there are many positive aspects to this scheme. The layout of the scheme provides enclosure and helps define the street whilst the arrangement of uses and locations of entrances support natural surveillance of the site and will animate the street. The scale of the scheme is considered acceptable where every effort has been made to reduce the impact on neighbouring amenity. The nine storey height of the Block B will serve to highlight the new entrance to the site and will not dominant neighbouring buildings including Our Lady of the Rosary Church.

The interest of the buildings lies in its subtle layering effect, sunspaces, balconies and the use of brick which should result in a rich textured surface to the building. The introduction of colour and lighting at ground floor level along Stockwell Park Walk should create interest and life to a road which can at time feel isolated and unsafe.

7.67 The proposal will appear as a robust set of buildings with simple detailing and I wish to raise no objections to the approval of this application. For these reasons therefore officers consider that these Reserved Matters are acceptable and may be discharged.

8 Recommendation

8.1 It is recommended that the Reserved Matters are approved.

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